Loading...
HomeMy WebLinkAboutLEMAY AVENUE ESTATES - PDP - 37-04 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWFees have been submitted with the PDP application. 10. The City's Current Planning Department will accept the development requests and will coordinate the development review process. The required submittal packages will be submitted to this department and distributed accordingly to other City departments and outside reviewing agencies involved in development review. Acknowledged. it. This development proposal is subject to the requirements as set forth in the City's LUC, specifically Articles 2. Administration (Development Review Procedures), Article 3. General Development Standards, and Division 4.1 - Urban Estate Zoning District. Copies of these Articles are available in the Current Planning Department or on the City of Fort Collins website @ ww%v.fccov.coin. Go to Departments, then the Current Planning Department, to find the City's LUC. Acknowledged. 12, Although this residential project would be subject to an administrative (Type I) review, staff strongly suggests that a neighborhood information meeting be held prior to formal submittal of the project. The proposed 54 new single-family lots represents a significant change on this property and it would be better to notify affected property owners and present the proposed plan to them at an "informal" neighborhood meeting rather than have them become involved for the first time at the eventual administrative public hearing. Per Section 2.2.6(D) of the LUC, the notification area would be a minimum radius of 750' for more than 50 single-family dwelling units. Please contact Steve Olt of the Current Planning Department, at 221- 6341, to assist you in setting a date, time, and location for the meeting. We propose to have an informal neighborhood meeting in mid-Nomember 2004. 6 We �-e planning to give ownership to the City of the floodplain if the City is willing. 6.a. (Light & Power) There is existing City power in the Stanton Creek development, to the north, and close to the proposed main entry into this development from South Lemay Avenue. Acknowledged. 6.b. (Light & Power) Coordinate the electric transformer and meter locations with Light & Power. Acknowledged. 6.c. (Light & Power) The standard electric development charges will apply to this development request. Please check with Light & Power for information on how the charges are assessed on any new development. Acknowledged. 6.d. (Light & Power) Please work with the other (current) electric provider to underground any existing overhead lines. Acknowledged. 6.e. (Light & Power) Generally, the site layout looks OK. However, electric service to Lots 24 - 26 may be problematic. The layout has been revised. 7. Dave Averill of the Transportation Planning Department indicated that the development plan must provide for the necessary and required street frontage improvements on this property, including necessary sidewalks for pedestrian connectivity. Acknowledged. 8. Please contact Doug Moore of the Natural Resources Department for their requirements that are set forth in Section 3.4 of the Land Use Code (LUC). Doug can be reached at 224-6143, Acknowledged. 9. This development request will be subject to the Development Review Fee Schedule that is available in the Current Planning Department office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. 5 5.c. (Stormwater) 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. Acknowledged and included. 5.d. (Stormwater) On -site detention is required with a 2-year historic release rate for water quantit and extended detention is required for water ug ality treatment. Detention can be located within the required Natural Resource buffer area but not within the erosion buffer zone of Stanton Creek. In the future when the railroad improvements are completed then the detention requirements could be decreased. There has been discussion about a policy being considered that could waive floodplain requirements if a City project removes a property from a floodway or floodplain. It has not been adopted; however, it would apply to floodplain regulations but not detention requirements, drainage criteria, or master plan requirements. Acknowledged. 5.e. (Stormwater) The floodplain is administered as a floodway. It is recommended that all development be kept out of Stanton Creek, which is east of this property. Any work in the floodplain would require a Floodplain Use Permit, at the cost of $25.00. We intend to plat the property so that the floodplain is in an outlot that is then dedicated to the City. 5.f. (Stormwater) Attached is a map showing the erosion buffer zone limits. The small/narrow solid line is the erosion buffer limits, the solid wider line is the 100-year floodplain for future basin conditions, the wider dashed line is the 100-year floodplain for existing basin conditions, and the small dashed line is the wetland boundaries. This map is available in digital form upon request. Acknowledged. 5.9. (5tormwater) The attached map also shows a 2' headcut along this site. This may need to be stabilized to protect the Groese Farm (potential development) property. The Fossil Creek Master Plan does have stabilization and habitat enhancement recommendations, but they are not currently funded. Acknowledged. 5.h. (Stormwater) Previously the applicant had inquired about maintenance and ownership of the floodplain. The City's Stormwater Department is willing to take the floodplain either as an easement or fee simple, which might be better for the future Homeowner's Association. Depending on the final development plans it may make sense to include some areas outside the floodplain as long as they do not contain detention. The City will need a way to access the area for maintenance. 4 2.i (Engineering) A Development Agreement and a Development Construction Permit will be required for development on this property. Acknowledged. 2.j. (Engineering) A subdivision plat is required to create the intended residential lots in this development. The plot will also dedicate the necessary street ROW and easements. Provided. 3. Roger Buffington of the Water/Wastewater Department indicated that the proposed park site is located in the service area for the Fort Collins -Loveland Water District and the South Fort Collins Sanitation District. Please contact them directly for requirements for water and sanitary sewer services to this site. The contact person and telephone number for the Districts is Terry Forrili at (970)226-3104. Acknowledged. 4. Matt Day of the Parks Planning Department indicated that they may want a trail connection along and through this property; and, a neighborhood park within this development. Please contact them, at 221-6360, to discuss the possibilities. Stan Everitt and Troy Tones met with Craig Foreman on August 13, 2004 to discuss whether or not to include a park on this site. Craig's conclusion is not to include a park. The proposed residential development on this property will be subject to the City's parkland fees. Parkland fees, for both neighborhood and community parks, will apply to each residential dwelling unit and will be collected at the time of issuance of building permits. The fees are based on the square footage of each dwelling unit. Acknowledged. 5.a. (Stormwater) The site is located in the Fossil Creek Drainage Basin, where the new development fee is $2,274 per acre, which is subject to the runoff coefficient reduction. This fee would be paid at the time of issuance of building permits. Acknowledged. 5.b (Stormwater) This site is on the City's Stormwater Utility Inventory Map #10V. A copy of the map can be obtained at Utilities, the City Service Center, 700 Wood Street, Acknowledged. 3 There are no separations proposed that conflict with this standard. • This development must provide design for South Lemay Avenue, including off -site design for distances to the north and south. Provided. • The internal streets must be designed and constructed to the street standards. Acknowledged. • This development must provide a parking stall for each lot on the cul-de- sacs. Acknowledged. 2.e (Engineering) A Transportation Impact Study (TI5), addressing all modes of transportation, will be required with your development 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. Included. 2.f. (Engineering) No residence can be more than 660' from a single point of access to the development. Two points of access are now proposed for the neighborhood. 2.9. (Engineering) Development on this property will be responsible for dedicating the necessary street right-of-way (ROW) and easements along the outside of the ROW for South Lemay Avenue. The full width of ROW for South Lemay Avenue, a 4-lane arterial street, must be 115', and the amount of ROW needed from centerline (to the east) of Lemay Avenue is 57.5'. A 15' wide utility easement outside of and along the ROW is required. Acknowledged and provided. 2.h. (Engineering) Please contact the Poudre Fire Authority (PFA) for their requirements for emergency access to and addressing of the dwelling units. Ron Gonzales, at 416-2864, and Mike Chavez, at 416-2869, are the persons to contact at PFA. Acknowledged. Response to Conceptual Comments Lemay Avenue Estates PDP October 20, 2004 l.a. (zoning) The property is in the UE - Urban Estate Zoning District. Single-family detached dwellings are permitted in this District, subject to an administrative (Type I) review and public hearing. Acknowledged. l.b.(zoning) The concept plan appears to satisfy the density requirement in the UE District, which allows 112 acre lots as a minimum size and an overall density of no more than 2 dwelling units per acre. Acknowledged. l.c. (zoning) There are requirements associated with parking on cul-de-sacs. The specifics of the proposed cul-de-sac designs are provided. 2.a. (Engineering) The standard utility plan submittal requirements will apply to the development request. Please see the submitted Utility Plan Set. 2.b. (Engineering) Street oversizing fees will apply to this development request. The fees are based on the vehicle trip generation for the proposed land use(s) on the development plan. Please contact Matt Baker of Engineering, at 224-6108, for detailed information on the fees. The fees will be collected at the time of issuance of building permits. Acknowledged. 2.c. (Engineering) The Larimer County Road Impact Fees will apply to development on this property. Acknowledged. 2.d. (Engineering) This development will be subject to the requirements set forth in the Larimer County Urban Area Street Standards (LUCA55) as they pertain to public improvements. • The points of access to this development must comply with the street standard of a 460' separation between access points.