HomeMy WebLinkAboutRAVEN VIEW - PDP - 12-05 - CORRESPONDENCE -4. A Fugitive Dust Control Permit will need to be filed with Larimer County.
5. The Natural Resources Department requests that the applicant pursues and uses
native plants and grasses as much as possible within the project.
Parks and Recreation:
1. Parkland Development Fees for each unit will be assessed at the time of building
permit. This fee is based on the area of each dwelling.
Current Planning:
1. A neighborhood meeting will need to be held for this application. Neighborhood
meetings are typically held prior to submitting the project to the City for review.
Please contact the Current Planning Department to coordinate this meeting.
2. The property will be subject to the design and land use standards within the
LMN zoning district.
3. The project will be subject to the design standards in Section 3.5.1 and 3.5.2 of
the Land Use Code.
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2. The standard drainage and erosion control reports and plans are required and
they must be prepared by a professional engineer registered in Colorado. The
new rainfall rates do apply and Stormwater does have a SWMM Analysis that
needs to be used to size the detention.
3. The site presently drains to the east and south. Both of these outfalls are very
small and there may be easement issues. An easement is needed for drainage if
water quality, quantity, or character is changed. The 2 year historic release rate
should be used.
4. One option may be to drain to the storm sewer along Mulberry even though the
site does not drain that direction now. This is a new storm sewer that was
recently installed. In order to use the new storm sewer, an analysis will need to
be done to show there are no negative impacts to the system. Sheldon Lake is
being used now to detain more runoff volume but development of this site may
have a negative impact since this option is adding this site's runoff volume to a
system that already has volume issues. I suggest you use a consultant familiar
with modeling this type of system. I can get you the names of consultants that
the City uses for this type of work.
5. Water quality extended detention is required on all sites.
6. Infill projects are always difficult when grading along existing homes. The
detailed grading plan will need to show grading and elevations at least 50' around
the property or more if needed to show clearly how existing properties tie into
the site grading. Spot elevations offsite are probably necessary
7. There was an irrigation lateral serving this site. The owners of that lateral will
need to sign the plans. If the lateral is to be abandoned, documentation from the
ditch company or lateral owners is required.
8. There is an offsite sub -basin (2I) shown on the SWMM basin map that flows
through the site. Redirecting flows onsite as proposed would change the historic
flow path for this offsite basin and divert water into Mulberry Street where it
used to flow to the south. I suggest the design engineer work closely with City
Stormwater Master Planning staff on this issue.
Transportation Planning:
1. Alternative modes, including pedestrian, bicycle and transit, need to be included
in the transportation impact study.
2. Bicycle parking will need to be provided in a convenient location adjacent to the
residential units, unless garages are provided.
3. Emergency access may be needed to connect to Mulberry Street to the north.
4. Detached sidewalks will need to be provided.
Natural Resources:
1. Any existing trees that are proposed to be removed will need to be reviewed by
the City Forester (Tim Buchanan — (970) 221-6361). Significant trees that must
be removed will need to mitigated.
2. A hydrologic, groundwater study will need to be completed.
3. The City requests that the applicant provide adequate room within the trash
enclosure for recycling and use a single trash hauler to minimize trips.
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3. The applicant will need to show the location of utility boxes, meters and service
lines on the utility drawings and site plan.
4. Please note street tree separation requirements from street lights.
Poudre Fire Authority:
1. Fire hydrants must be located within 300 feet of all buildings capable of
delivering water flows of 1,500 gal/min at 20 psi.
2. Address for the buildings will need to visible from the street, with a minimum of
6 inch letters on a contrasting background
3. Buildings may need to be fire sprinklered, based on size and use.
Water/Wastewater:
1. 6" water line and 15" sanitary sewer line is located in Taft Hill Road
6"water line and 8" sanitary sewer line is located in Mulberry Street.
2. The water conservation standards for landscape and irrigation will apply. Plant
Investment Fees, development review fees and water rights will be due at time of
building permit.
3. Will likely have to loop water line through the project from Taft Hill to Mulberry
Street.
Engineering:
1. Street Oversizing Fee for Fort Collins of $1,624/unit for single family and
$1,120/unit for multi -family will apply. The applicant may contact Matt Baker at
(970) 224-6108 for an estimate of the fees.
2. Larimer County Street oversizing fees will apply as well.
3. Additional right-of-way for adjacent streets will need to be dedicated if the
existing right-of-way is less than required pursuant to the Larimer County Urban
Area Street Standards.
4. A Traffic Impact Study will need to be submitted for this project. The applicant
will need to contact Eric Bracke at (970) 224-6062 for a scoping meeting.
5. Adjacent street frontages and any internal streets will need to be improved or
built to the Larimer County Urban Area Street Standards.
6. Utility plans, development agreement and a development construction permit
will need to be prepared for this project.
7. Taft Hill Road will be overlaid, any street cuts into Taft Hill Road afterwards
will incur triple the normal street cut fee.
S. Driveways may not account for greater than 50% of the lot width.
9. Off site improvements may be necessary.
10. Parking lot setbacks will apply.
11. Street stubs to adjacent undeveloped property will need to be provided, possibly
north and south of the site.
Storm Drainage:
1. This site is located within the Canal Importation basin where the new
development fee is $6,181/acre and it is subject to the runoff coefficient
reduction. The site is in inventory grid #41.
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MEETING DATE: May 10, 2004
ITEM: Taft Hill Road and Mulberry Street
APPLICANT: Tom Peterson
Stanford Real Estate
3555 Stanford Road
Fort Collins, CO 80525
LAND USE DATA: A request to develop 8.2 acres at the southeast corner of Taft Hill
Road and Mulberry Street with single and multi -family residential. The property is
within the City of Fort Collins and is currently zoned LMN — Low Density Residential
Mixed Use Neighborhood District. The following departmental agencies have offered
comments for this proposal.
COMMENTS:
Zoning:
1. The land uses within the project are permitted in the zoning district as a Type I
(Administrative) Review.
2. The maximum density permitted within the LMN zone district is 8 units/acre, 12
units/acre for affordable housing projects as defined by the City.
3. The number of off-street parking spaces will be subject to the uses proposed
within the project. Residential uses will have a minimum number of off-street
parking spaces, subject to the standards Section 3.2.2(K)(1) of the Land Use
Code. All parking lots will be subject to the design standards in Section 3.2.2(C)
of the Land Use Code.
4. Site landscaping will be subject to the landscaping and tree protection standards
in Section 3.2.1 of the Land Use Code. A minimum of 6% of the parking lot
interior must be landscaped.
5. The height limit for buildings within the LMN zone district is 2 % stories.
6. A lighting plan will need to be submitted demonstrating compliance with Section
3.2.4 of the Land Use Code.
7. Building setbacks within the LMN zone district are 15 from the front, 5 feet from
the side, and 8 feet from the rear.
Light and Power:
1. Power is available in Taft Hill Road.
2. Normal development fees will apply to the project.
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July 12, 2004
Tom Peterson
Stanford Real Estate
3555 Stanford Road
Fort Collins, CO 80526
Re; Taft Hill Road and Mulberry Street
Dear Mr. Peterson,
Attached is a copy of the staff's comments concerning the development of southeast
corner of Taft Hill Road and Mulberry Street presented before the Conceptual Review
Team on May 10, 2004.
The comments are offered informally by staff to 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 should have any questions regarding these comments or the next steps in the
review process, please feel free to call me at 221-6750.
Sincerely,
Bob Barkeen
City Planner
cc: file
enclosure