HomeMy WebLinkAboutKINGDOM HALL - ODP - 18-05A - CORRESPONDENCE -POUDRE VALLEY CONGREGATION OF JEHOVAHS 'WITNESSES, INC.
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33. The phasing of the parcels would require an Overall Development Plan
which can be submitted concurrent with the Project Development Plan.
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.
35. A Demolition Permit is required prior to demolishing the existing house.
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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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
6
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.
18. Both a Development Agreement and a Development Construction Permit
will be required for development on this property.
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.
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
comments.
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.
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
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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.
8. The church will be required to design and construct improvements along
Timberline Road, a standard arterial street.
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.
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.
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 xx 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.
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.
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.
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.
15. This proposed development will be responsible for the necessary road
improvements along its property frontage.
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.
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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.
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, In
addition, the Larimer County Road Impact Fee will apply to development
on this property.
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.
6. This development will be subject to the requirements set forth in the
Larimer County Urban Area Street Standards (LCUASS).
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.
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.
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CONCEPTUAL REVIEW STAFF COMMENTS
City of Fort Collins
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
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APPLICANT: Jehovah's Witnesses aSEy
c/o Deanne Frederickson ii Soo
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:
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. 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 and
Development Standards in Division 4.1 - Urban Estate District of the Land
Use Code (LUC).
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES i81 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
CURRENT PLANNING DEPARTMENT