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HomeMy WebLinkAboutKINGDOM HALL - PDP - 18-05B - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW31. 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 and Kechter Road is shown on the PDP site plan that accompanies this report. Specific sidewalks and sidewalk connections are shown on site plans 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. A letter was prepared and sent to adjacent property owners within 500' of the property in place of a neighborhood meeting. To date, 3 neighbors have contacted the applicant to receive more information and clarification regarding the project. There has been no opposition expressed in these phone calls 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 accompanied a previous application for an ODP. 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. 35. 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 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. A complete landscape plan is included with this PDP submittal. City of Fort Collins Trash Enclosure guidelines were received and reviewed, and to dote, 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 has been prepared by Mr. Matt Delich regarding this project proposal. The report was completed subsequent to a scoping meeting with Mr. Bracke, and reviewed as part of the ODP submittal. The conditions that were present in the ODP is not changed in the PDP, therefore a new traffic report was not prepared. s easements may be difficult. However, continued negotiations will follow initial POP approvals An alternative to direct storm water to Timberline Road was explored and deemed not feasible for this project. 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. 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 vegetation that exists on the site. After discussions with the applicant, review of aerial photography, and review of applicants 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. 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 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 5 property owners suggest that rl 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. 18. 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 Collins -Loveland Water District and South Fort Collins Sanitation District, and Roger Buffington, City of Fort Collins, 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 Collins 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 comments. Noted. W 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 to me a fire lone 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 overt 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 36 or Timberline) for reasons of firefighter safety, the traffic controls our preference is to do business from the fire lane. The fire lone 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... if 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 POP 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 4 The plat shows R.O. W. dedication and standard utility easements for the subject property. 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. Shown on the Subdivision Plat. 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. Shown on the Subdivision Plat. 8. The church will be required to design and construct improvements along Timberline Road, a standard arterial street. Noted. 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. 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 for away from Timberline as is physically possible off of Kechter Road. The distance from Timberline is less than the required distance per Lorimer County Urban Area Street Standards; a variance request is included for this access 3 Permitted Uses, Land Use Standards 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 11) 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 fora 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. A Subdivision Plat is included with the PDP application. 2 Poudre Valley Congregation of Jehovah's Witness Annexation Preliminary Development Plan June , 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. (Annexation Zoning application request for U-E zoning in process, Second Reading scheduled July 5, 2005.) The request will have to comply with all the regulations and standards set forth in Article 3 - General Development Standards and the