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HomeMy WebLinkAboutBELLWETHER FARM - PDP - 46-04 - CORRESPONDENCE -33. A neighborhood information meeting is required. The Current Planning Department will prepare the notification map. The applicant is responsible for providing the mailing list, plus $.50 cents per name mailing fee. The project planner will facilitate the. meeting. 7 drained or pumped into the New Mercer Ditch after a storm when the ditch flow has receded. The'area to the south of the ditch can drain into the Larimer Number Two Canal. Stormwater needs to know what entity will be responsible for operation of this system. 25. The drainage design needs to demonstrate how the system built'for this project can then be made compatible with the ultimate improvements made by the City for the Central Vine Channel. An escrow or contribution - in -aid may be needed to retrofit Bellwether improvements with future basin improvements. 26. Most of the southern portion of the site is in the 100-year West Vine Drainage Basin floodplain. In addition, this area is classified as a "no -rise" floodplain which means that if development is proposed within this floodplain, a HEC -2 model would need to be prepared to show "no -rise" in the base flood elevation. Please contact Susan Hayes, 416-2233, at the Stormwater Utility for further information. 27. The dwelling units will be assessed a' Capital Expansion Fee based on the size of the units. The fee is collected at the time of building permit issuance. Please note that the fee is adjusted annually based on the Denver -Boulder consumer price index. Please check with Felix Lee, 221- 6760, to see if the fee will be increased in 2004. 28. If there are any existing trees, they should be evaluated by Tim Buchanan, City Forester. If the trees are deemed significant, and allowed to be removed, then mitigation trees will be necessary. 30. Since the ditch is classified by the Department of Natural Resources as a wildlife movement corridor, an Ecological Characterization Study will be needed. In addition, a 50-foot buffer is needed as measured from the top of the bank. Any conflicts or encroachments along the ditch corridor will need to be mitigated. Any non-native vegetation along this corridor will need to be removed and restored with native vegetation. 31. A sensitive plant species study may need to be submitted for the Ute Ladies Tresses Orchid. 32. A wetland delineation study will also need to be submitted. Please contact Doug Moore, Natural Resource Planner, 221-6600, for further information or to scope any of the aforementioned studies. 33. A Fugitive Dust Permit must be filed with Larimer County Department of Health. 0 16. The New Mercer Ditch Company will be a signatory to both plat and Utility Plans. 17. The vacation of New Mercer Drive can occur only after the plat is recorded and requires action by the City Council. 18. The median in Briarwood would require a variance from Engineering and may also require additional right-of-way. ,% 19. A public street "eyebrow" would be needed to differentiate the public local street, at the curve, from the private driveway that would serve Lots 13 and 14. ✓ 20. The sidewalk out to Taft Hill Road needs to tie into Cherry Street in a more direct fashion rather than going back through the neighborhood. Transportation Planning suggests that the walk remain'outside the neighborhood and could be placed along the ditch, perhaps in the ditch rider's road. This walk is in lieu of a public street connection and should be placed within a dedicated access easement. For further information, please contact David Averill at 416-2643. 21. A Development Agreement will be required prior to recording of the plans. For further information, please contact Susan Joy, Development Review Engineer, 221-6605. When the Development Agreement, Utility Plans, and Planning documents (site plan, landscape plan, architectural elevations and lighting plan) are all signed and recorded, the project is entitled to proceed with construction. 22. This site is in the West Vine drainage basin where the new development fee is $7,004/acre, subject to the runoff coefficient. The standard drainage and erosion control report and construction plans are required and they must be prepared by a professional engineer registered in Colorado. The site is located on the Stormwater Inventory Map 3F available at the Stormwater Utility at 700 Wood Street. 23. The West Vine Drainage Master Plan calls out a channel to be parallel to the south property line from the New Mercer Ditch to Taft Hill Road. The preliminary sizing indicates it needs to have a 25-foot bottom width with four -to -one side slopes. This would need to be designed to the extent of a preliminary level of detail to show that the channel can be constructed at a later date. The Stormwater Utility would like to work with the developer on the purchase of the land needed for the channel improvements. 24. Onsite detention would need to be sized using the SWMM but the balance of the onsite facilities could be sized using the Rational Method. The detention would need to be twice the developed volume and either gravity. 5 designated fire access lane but there may be some latitude if automatic residential fire sprinkler systems are provided. Addresses must be visible from the street with minimum of six-inch high numerals on contrasting background. Addressing for Lots 13-and 14 may warrant special consideration since they may be served by a private drive. Be sure that the barricade proposed for the Cherry Street connection complies with the requirements of the Poudre Fire Authority. For further information, please contact Ron Gonzales, 221-6570. 9. The property will need to be platted. 10. A Transportation Impact Study will be required. To determine the scope of this study, and which intersections to analyze, please contact either Eric Bracke or Ward Stanford, 221-6630. Keep in mind that all modes of travel. must be analyzed, not just vehicles. The T.I.S. should address the issue of the proposed variance needed for the local street curve radii. 11. The Street Oversizing Fee will be based on square footage of the dwelling units. The City also collects the Larimer County Road Impact Fee. Please contact Matt Baker, 221-6605, for an estimate of these fees which are payable at the time of building permit issuance. Please note that fees are adjusted annually based on the Denver -Boulder consumer price index and that there may be increases in 2004 independent of the C.P.I. (There is information on the Street Oversizing Fee on the City's web site at www.fcqov.com.) 12. Additional right-of-way may be needed along Taft Hill Road. As an arterial, the total right-of-way requirement is 115 feet, unless deemed by Engineering to be a "constrained" arterial, in which case the right-of-way requirement may be reduced. The plat must dedicate one-half of the total right-of-way along the street frontage as measured from the centerline of the roadway. The construction of street improvements along Taft Hill Road may be satisfied by a contribution -in -aid to the Engineering Department rather than actual construction of a short segment of roadway. 13. The public improvements along Taft Hill Road must be designed, to a preliminary level of detail, for a distance of 1,000 feet in both directions. 14. The private drive connection over to Cherry Street, which will include a bicycle/pedestrian trail, must be dedicated on the plat as an emergency and bicycle and pedestrian access easement. In addition, the proposed "Y" turn -around must be approved by P.F.A. and also secured within a dedicated emergency access easement. El 3. Street trees on 30 to 40-foot intervals are required in a parkway strip along the public street. A utility coordination meeting may be necessary to allow for proper separation for driveways, utilities and street trees. 4. The site will be served electricity by the City of Fort Collins Light and Power Department. Electrical power is stubbed to the present termination of Briarwood Drive. Normal electrical charges will apply. For an estimate of the 2004 charges, please contact Light and Power for their handout. 5. There is an existing overhead power line along the west property line. Light and Power is planning on removing this line at their expense. They estimate that such removal will be no later than the end of 2005. Until this line is removed, it must be shown within a ten -foot wide easement. (It may or may not. be located within an easement at this time. If not, the easement may be considered prescriptive. If the line is located on the property line, then five feet must be dedicated on each side of the property line.) Such easement may be vacated upon the line's removal. One alternative is to dedicate the new easement by separate document so the future easement vacation would not affect the recorded plat. The electrical system will need to cross over the 20-inch water line. There is a concern that this water line may be shallow so it may need to be located in the. field ("potholed") prior to underground utility installation.. For further information, please contact Bruce Vogel, 221-6700. 6. The site would be served by the City of Fort Collins Water and Wastewater Department. As mentioned, there is an existing 20-inch diameter water main that runs northeast to southwest and bisects the property. In addition, there is a six -inch diameter water line in Briarwood that is stubbed to the property. There is an eight -inch diameter sanitary sewer line also'located in Briarwood that is stubbed to the property. All lines are available to serve the site. 7. The water distribution system must be looped through the site with multiple connections. This can be done by tapping into both the 20-inch and six-inch water mains. The 20-inch water line must be retained within the 20-foot wide easement. Driveways and underground irrigation systems may encroach into this easement but no permanent structures or trees. Plant Investment Fees and Water Rights (or cash -in -lieu) will be due at the time of building permit issuance. Please note that there is a separate water and sewer plan check fee. For further information, please contact Roger Buffington, 221-6681. For an estimate of the water and sewer fees, please contact Mary Young, 221-6681. f8. All buildings must be within 300 feet of a fire hydrant. All portions of a building's exterior must be within 150 feet of a public roadway or a 3 A CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins ITEM: MEETING DATE: Bellwether Farm August 9, 2004 APPLICANT: Mr. Les Kaplan c/o Linda Ripley, V-F Ripley and Associates, 401 W. Mountain Avenue, Fort Collins, CO. 80521. LAND USE DATA: Request to develop approximately 15 vacant acres west of Taft Hill Road and south of Vine Drive for 42 single family detached homes. Public access would be provided by a southerly extension of Briarwood Drive. There would be no alleys associated with this request. There is 145 feet of frontage along Taft Hill Road. The New Mercer Ditch bisects the property and a bicycle/pedestrian bridge would provide access to the southern portion of the site and to Taft Hill Road. Secondary emergency access would be'provided by a private drive that would connect to Cherry Street. The 4.5 acres south of the ditch is in the 100-year floodplain and would remain vacant with the exception of the sidewalk that would connect Taft Hill Road to Cherry Street. The property is zoned L-M-N, Low Density Mixed -Use Neighborhood. COMMENTS: ! I. Since the site is less than 20 acres, and located within the infill area, the minimum required density in the L-M-N zone of five dwelling units per net acre does not apply. At least three housing models are required. Lots must be a minimum of 50 feet in width, as measured 15 feet from back of property line. This standard includes an alternative compliance provision which may be reviewed at the Staff level. The land use and density are permitted, subject to a P.D.P. being considered by the Hearing Officer (Type One Review). 2. For each single family detached dwelling, there must be a minimum of one parking space on lots with greater than 40 feet of street frontage, and two spaces on lots with 40 feet or less street frontage. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-058C�970) 221-6750 CURRENT PLANNING DEPARTMENT Communt.y Planning and Environmental Services Current Planning city of Fort Collins August 10, 2004 Ms. Linda Ripley V-F Ripley and Associates 401 W. Mountain Avenue Fort Collins, CO 80521 Dear Linda: For your information, attached is a copy of the Staffs comments for Bellwether Farm which was presented before the Conceptual Review Team on August 9, 2004. The comments are offered 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 970-221-6750. Sincerely, Ted Shepard Chief Planner 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020