HomeMy WebLinkAboutKINGDOM HALL - ODP - 18-05A - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW35. A Demolition Permit is required prior to demolishing the existing house.
Noted. This comment will be addressed during the compliance phase
of the review process
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31. Detached sidewalks, at least 4.5' wide, must be constructed along both
South Timberline Road and Kechter Road. A direct sidewalk connection
from the church/residential building to at least one of the public sidewalks
along the streets is required, per Section 3.5.3(B) of the LUC. This
development must dedicate the necessary street ROW for South
Timberline Road and Kechter Road. Please contact David Averill, 221-
6608, if you have questions about these comments. R.O. W. dedication
on South Timberline Road andtech ter Road is shown on the ODP site
plan that accompanies this report. Appropriate pedestrian
connections are also shown on the ODP. Specific sidewalks and
sidewalk connections will be shown on site plans associated with future
PDP and FOP applications
32. The proposed church is permitted in the UE District as a Type II, Planning
and Zoning Board review and public hearing. The developer/applicant for
this development request must hold a neighborhood information meeting
prior to formal submittal of the project. This is set forth in Section 2.2.2 of
the LUC. The required notification area is set forth in Section 2.2.6 of the
LUC (in this case being 500 feet in all directions from the property
boundaries). Please contact Steve Olt, at (970)221-6341, to assist you in
setting a date, time, and location for the meeting. Steve, and possibly
other City staff, would be present to facilitate the meeting. Mr. Olt was
contacted to prepare for a neighborhood meeting. Meeting dote,
time, location, attendees, notification list, and meeting minutes are
provided with the ODP application associated with this report.
33. The phasing of the parcels would require an Overall Development Plan,
which can be submitted concurrent with the Project Development Plan. A
request for annexation and initial zoning accompanies the application
for an ODP. A PDP will follow once the initial application is received
and review has commenced.
34. All residential development in the City is subject to two Parkland
Development Fees. These are for both neighborhood and community
parks, and will apply to the proposed caretaker's dwelling only. Fees will
be collected at the time of issuance of building permit. The fees are based
on the square footage of the dwelling unit and are adjusted annually.
Noted. The applicant/owner is prepared to provide for required fees
assessed throughout the entitlement and building permitting phases
of the project.
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vegetation that exists on the site. After discussions with the
applicant, review of aerial photography, and review of applicants
photographs, Mr. Moore determined that the ditch does not serve as
a wildlife corridor, and no further wildlife study is necessary.
27. Please use Fort Collins native plant materials on the Landscape Plan. The
use of bluegrass should be minimized. If there is going to be a trash
enclosure included in this development it should be large enough to
incorporate recycling. If any prairie dogs exist on this property they must
be relocated or humanely eradicated before any disturbance or
construction takes place, including overlot grading. Noted. This
comment will be addressed in future applications, when the landscape
plan is prepared. City of Fort Collins Trash Enclosure guidelines were
received and reviewed, and to date, no prairie dogs have been
detected on the site.
28. If there are existing trees on this property they cannot be disturbed or
removed unless the City Forester determines that they are not significant
trees. This is set forth in Section 3.2.1(G) - Tree Protection Specifications
of the LUC. If there are existing trees that may be impacted by
development on the property please contact Tim Buchanan, 221-6361, to
schedule a site visit to determine the species and condition of the trees.
There are no tree species that exceed 2" cal. Existing on the site.
29. A Fugitive Dust Control Permit may be required and, if so, this permit is
issued by the Larimer County Environmental Health Department. They
should be contacted directly to discuss the requirements. Please contact
Doug Moore, 224-6143, if you have questions about these comments.
Noted. This comment will be addressed with future applications,
compliance review or building permit applications
30. This development proposal will be subject to the Transportation Level of
Service Requirements set forth in Section 3.6.4 of the LUC. A
Transportation Impact Study (TIS), addressing all modes of transportation,
will be required with your Project Development Plan (PDP) submittal.
Please contact Eric Bracke of the Traffic Operations Department, at
(970)224-6062, and David Averill of the Transportation Planning
Department, 221-6608, to determine what information will be needed in
the TIS pertaining to Level of Service (LOS) for vehicle, pedestrian,
bicycle, and transit modes of transportation. Noted. A traffic report
will be prepared by Mr. Matt Delich regarding this project proposal.
He will contact Mrgracke directly to determine the scope of the
traffic analysis for the CDP, PDP and FDP applications
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easements along the rear (east) property lines of each of the five
properties that lie between the subject property and the Stetson Creek
drainage way. Initial contacts with the 5property owners suggest that
easements maybe difficult. However, continued negotiations will follow
initial ODP approvals
23. The owners of the irrigation lateral along the north side of the property will
need to sign the construction plans to verify that they accept any impact(s)
to their ditch. Please contact Glen Schlueter, 224-6065, if you have
questions about these comments.
24. Power to the site is currently being provided by Poudre Valley REA. If and
when annexed into the City, electric service will be transferred to City
Light & Power. There is a 5% surcharge assessed for the transfer. The
City has existing electrical power along the west side of Timberline Road.
There are no facilities on the east side nor along Kechter Road. There is
an existing electrical vault at the northwest corner of Timberline and
Kechter which can act as the source of power. A bore under Timberline
Road, however, would be required. Any new electrical facilities must be
placed within utility easements. Noted. It is understood that costs for
extension of electric service and placement of an electric vault would
be borne by the City. The applicant/owner is prepared to pay
required surcharge assessments, and provide necessary easements
for this purpose.
25. The applicant should coordinate an electric transformer location with Light
& Power. The applicant must fill out a C-1 Commercial Form that helps
determine the electric needs for the development. Any relocation of
existing electric facilities will be at the property owner's expense. The
standard electric development charges will apply to this development
request. Please contact Rob Irish, 224-6150, if you have questions about
these comments. Noted. This comment to be addressed in future
applications and compliance review.
26. Please contact Doug Moore, Natural Resource Planner, 221-6600, to set
up a meeting to inspect the site. This site inspection will determine
whether or not the ditch lateral serves as a wildlife movement corridor and
if an Ecological Characterization Study would be needed. Respectfully,
Mr. Moore was unable to meet with the applicant representative after
several attempts to arrange an on -site meeting. However, the
applicant representative walked the site and took several
representative photographs of the site to demonstrate the wildlife
value and habitat potential of the irrigation ditches and associated
comments. Noted. This comment will be addressed in future planning
(PDP / FDP) when landscape planning and design is commenced.
21. The site is located in the McClelland/Mail Creek Drainage Basin, where
the new development fee is $3,717 per acre and subject to the runoff
coefficient reduction. This fee is to be paid at the time of issuance of
building permits. The site in Stormwater Inventory Map #12R. A copy of
the map can be obtained from the Utility Service Center at 700 Wood
Street. The standard drainage and erosion control report and
construction plans are required and they must be prepared by a
professional engineer registered in the State of Colorado. Noted. To be
addressed with future submittals
22. In the McClelland/Mail Creek drainage basin on -site storm water detention
is required, with a 0.2 cfs/acre release rate for the 10-year storm and a 0.5
cfs/acre release rate for the 100-year storm. Extended detention is
required for water quality treatment. Off -site easements may be needed
for a drainage outfall to the north. There is a borrow ditch on the east side
of South Timberline Road that may work as an outfall. It flows north to a
channel with a concrete pan in it that eventually flows to the east and into
the McClelland's drainageway.
Offsite easements may be needed if the drainage outfall is to the north.
There is a barrow ditch on the east side of Timberline that may work as an
outfall. If it flows north, it may connect to a channel with a concrete pan in
it along the south boundary of Stetson Creek development. The channel
eventually flows to the east and into the McClelland's drainageway. The
McClelland's drainageway also crosses Timberline north of the channel
mentioned above. The applicant's engineer reported that the site actually
drains to the southeast corner of the site so that is where the detention
pond is proposed to be located. The outfall for the detention pond would
then be to the east in a barrow ditch along Kechter Road. If that barrow
ditch is in good condition and is contained within the R.O.W., it would be
an acceptable outfall. If the ditch is on private property, an easement
would be needed on each property it crosses until the outfall connects to
the McClelland's drainageway to the east.
The project engineer (Tricia Kroetch) completed site inspection to
determine whether or not the barrow ditch along Kechter is in adequate
condition to accept storm water from this site. She determined that it is
not, due to inconsistencies in the flow channel and the potential for water to
over -top downstream driveways, etc. It is understood that the ideal
solution for storm water conveyance would be to direct storm water to the
north of the property. This would include re grading the site and acquiring
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the ownership of this lateral, and if there is still a downstream user,
the lateral will be piped, if necessary, to protect water rights, water
conveyance, and possible plans for storm water discharge along the
east property line, where the ditch exists
18. Both a Development Agreement and a Development Construction Permit
will be required for development on this property. Noted.
19. This property was always planned to be served by the Fort Collins -
Loveland Water District and the South Fort Collins Sanitation District. The
City of Fort Collins, however, does have water and sanitary sewer mains
in the near vicinity. There is a 16-inch diameter water main in Timberline
Road and an 8-inch diameter sanitary sewer main in Willow Springs Way,
about 100' - 150' away. This sewer main would have to be extended if it
is to serve the site. In addition, it would have to be extended to the north
property line in order to be in place to serve the parcel to the north. It
would be a good idea for the applicant, the City, and the Districts to meet
and discuss who would be best to serve water and sanitary sewer to this
development. The contact person at the two Districts is Terry Farrill and
he can be reached at 226-3104.
A meeting was held on February 22, 2005, including the applicant
representative, Deanne Frederickson, Trisha Kroetch, project engineer,
Terry Farrill, Fort Coffins -Loveland Water District and South Fort Coffins
Sanitation District, and Roger Buffington, City of Fort Coffins, Water
Utilities Development Review Manager. They agreed that it makes the most
sense for the development to tap the City of Fort Collins Sewer main
located in Willow Springs Way, but logistically, its cumbersome for the
sewer service to be provided by the City while the water service is provided
by the District (ie billing, customer service, rates, etc.) Subsequent
conversations resulted in a decision to allow this site to be served by the
City of Fort Coffins by both sewer and water. The applicant intends to
submit a formal Petition of Exclusion and request to abandon services during
the compliance phase of the project approval process
20. If the City serves this development, then the water conservation standards
for landscaping and irrigation systems would apply. If the City serves this
development then plant investment (development) fees and water rights
(or cash -in -lieu) will apply to this development request. They will be
collected at the time of issuance of building permits. Please contact
Roger Buffington, 221-6854, if you have questions about these
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13. Please contact the Poudre Fire Authority (PFA) for information on their
emergency access requirements. Ron Gonzales, 416-2864, or Mike
Chavez, 416-2869, are contacts at PFA. On -site turn-arounds must have
a minimum inside radius of 25 feet and a minimum outside radius of 50
feet. Mr. Ron Gonzales reviewed the proposed concept plan and had
the following comments: "..it appears tome a fire lane is in order to
be contiguous from one point of access (ECR36) to the other point of
access (Timberline),- and it must come near the front door of the
ediface by the area marked 'parking. " This provision will avert the
need for a fire sprinkler system. The building is out of access, and
since we don't do business from an arterial street (ECR#" or
Timberline) for reasons of firefighter safety, the traffic controls
our preference is to do business from the fire lane. The fire lane is
required to be shown on the plat as an "Emergency Access Easement"
to provide it with its legal status This can also be done under
"separate instrument" with the instructions coming from the
City/County's Engineering Department... "
14. The proposed access driveway required separation from the Kechter
Road - Timberline Road intersection is a minimum of 460', centerline to
centerline. The applicant can request a variance to this requirement.
Radial curb returns are required off of an arterial street, which Kechter
Road is classified as. See variance request included with ODP
application. Radial curb returns will be included in PDP and FDP
planning stages
15. This proposed development will be responsible for the necessary road
improvements along its property frontage. Noted.
16. The Stetson Creek development, to the north, has an easement on/across
this property; therefore, the Stetson Creek H.O.A. will have to sign the
utility plans for this development. We were notable to locate an
easement on this property. It is not included in the Title Commitment
associated with this property, and it is not shown on the AL TA survey.
Please provide additional information regarding this easement.
17. It will be necessary to deal with the existing irrigation lateral. Who owns
the irrigation lateral on this property? Is there still a downstream water
user? If abandoned, the owner of the water rights, or the downstream
irrigator, will have to sign the Utility Plans. Noted. We are researching
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For Kechter Road, a minor arterial street, sufficient right-of-way needs to
be dedicated so there would be 54 feet from the centerline to the property
line. Assuming an existing half -width dedication of 30 feet, this means
that an additional 24 feet would be required. The dedication along
Kechter includes the westbound right -turn lane. Noted and shown on the
ODP plan
For both streets, the standard 15-foot wide utility easement must also be
dedicated. All right-of-way and utility, access and drainage easements
can be dedicated by the plat. The plat may also be used to vacate any
easements that may not be needed to serve the proposed project. Noted
and shown on the ODP plan
8. The church will be required to design and construct improvements along
Timberline Road, a standard arterial street. Noted.
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9. The church will be required to construct the right -turn lane for westbound
Kechter. Since this lane benefits the arterial street system in general, the
cost of its construction is reimbursable by the City's Street Oversizing
Program. Noted.
10. The church will be required to design the ultimate street improvements
along Kechter Road. This will include both the property's actual frontage
and a distance of 1,000 feet to the east. Noted.
11. The City encourages the church and the abutting property owner to the
north to consider joint access along Timberline Road. The spacing of
intersections along arterial streets is x 460 feet from the intersections.
Therefore, it is important for public safety to keep intersections as far back
from the intersection as possible and limit their frequency. A Temporary
right turn -only is proposed at the north side of the project to ease
vehicular circulation until the property to the north develops- a
variance request is included with this application for this access
12. The access point along Kechter will require a variance from the
Engineering Department due to its proximity to the intersection with
Timberline. For further information regarding Engineering issues, please
contact Sheri Wamhoff, 221-6605. A primary, full turning movement
access is proposed on the south side of the property, as far away
from Timberline as is physically possible off of Kechter. The
distance from Timberline is less than the required distance per
Larimer County Urban Area Street Standards- a variance request is
included for this access
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and Development Standards in Division 4.1 - Urban Estate District of the
Land Use Code (LUC).
2. The church (place of worship or assembly) is a permitted use in the U-E
District, subject to a Planning and Zoning Board (Type II) review and
public_ hearing. The residential (caretaker's apartment) is also a permitted
use in the U-E District, subject to an administrative (Type 1) review and
public hearing. However, since there would be both Type I and Type II
uses proposed, a development request will be processed as a Type II
review.
3. The proposed 74 off-street parking spaces exceed the required minimum
for the proposed church and residential use are set forth in Section
3.2.2(K)(1) of the Land Use Code. The minimum parking requirement for
the church is one space per four seats in the main sanctuary. Please
contact Gary Lopez, 416-2338, if you have questions. The applicant feels
74 spaces are necessary to meet the parking needs for a Kingdom Hall
of this size and configuration.
4. The standard utility plan submittal requirements will apply to this
development request. Street Oversizing Fee will apply to this
development request. The fees are based on vehicle trip generation for
the proposed land use in the development plan. Please contact Matt
Baker, 224-6108, for detailed information on this fee. In addition, the
Larimer County Road Impact Fee will apply to development on this
property. Noted.
5. A Transportation Impact Study (TIS), addressing all modes of
transportation, will be required with your Project Development Plan (PDP)
submittal. Please contact Eric Bracke of the Traffic Operations
Department, at 224-6062, and David Averill of the Transportation Planning
Department, at 221-6608, to determine what information will be needed in
the TIS pertaining to Level of Service (LOS) for vehicle, pedestrian,
bicycle, and transit modes of transportation. Noted.
6. This development will be subject to the requirements set forth in the
Larimer County Urban Area Street Standards (LCUASS). Noted.
7. Right-of-way and standard utility easements will need to be dedicated
along both streets. For Timberline Road, since the roadway is offset due
to the trees on the west, 49 feet of additional right-of-way will be needed
along this property. Please note that the amount of right-of-way in excess
of the standard half -width for a four -lane arterial is to be compensated for
by the City. Noted and shown on the ODP plan.
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Poudre Valley Congregation of Jehovah's Witness Annexation
Overall Development Plan March, 2005
Concept Review Response
(responses are indicated in Bold print.)
MEETING DATE: February 7, 2005
ITEM: Kingdom Hall of Jehovah's Witnesses New Church
and Dwelling Unit (caretaker) at the Northeast Corner
of Timberline and Kechter Roads
APPLICANT: Jehovah's Witnesses
c/o Deanne Frederickson
7711 Windsong Drive
Windsor, CO 80550
LAND USE DATA:
This is a request for annexation of 3.43 acres and zoning to Urban Estate. The
request also includes construction of a new 4,200 square foot church building
(Kingdom Hall of Jehovah's Witnesses) and an 800 square foot dwelling unit for
a caretaker. The parcel is located at the northeast corner of South Timberline
Road and Kechter Road. In addition, the request includes demolishing the
existing house (and any out buildings). The church would seat 175 people, with
74 parking spaces. The northerly 1.09 acres would not be a part of the church
project and could be subdivided as a separate lot for future development. The
property is in the FA1 - Farming District in Larimer County.
(Note: this parcel was the subject of two previous Conceptual Review meetings,
one on March 11, 2004 and one on July 12, 2004.)
COMMENTS:
1. This property is in the FA1 - Farming Zoning District in Larimer County
and is eligible for annexation into the City of Fort Collins. Both the City's
Structure Plan Map and Fossil Creek Reservoir Area Plan call for this
parcel to be zoned Urban Estate. (Zoning application request for U-E
zoning included with this application.) The request will have to comply
with all the regulations and standards set forth in Article 3 - General
Development Standards and the Permitted Uses, Land Use Standards