HomeMy WebLinkAboutSANCTUARY WEST - PDP - 30-07 - CORRESPONDENCE - CITIZEN COMMUNICATION (6)Steve Olt - SanctuaryWest,DonTiller(BillVr'-)-070907.CTR.doc Page 9
11. This development request will be subject to the current Development Review Fee
Schedule that is available in the Development Review Center office. The
review fee will due at time of PDP submittal and again at time of Final
Compliance Plan submittal.
12. 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 Article 4. Districts
(Division 4.5: LMN - Low Density Mixed -Use Neighborhood).
0
Steve Olt - SanctuaryWest,DonTiller(BilIVr- W70907.CTR.doc Page 8
6. Alan Rutz of the Light & Power Department offered the following comments:
a. There is existing power on LaPorte Avenue. Some off -site easements
may be needed.
b. The meter locations must be identified on the development plans.
C. The transformer locations must be coordinated with Light & Power.
d. The City does not install street lights on private property. Therefore,
unless the roadways are public streets, the City will not be responsible for
street lights.
e. The normal electric development charges will apply to this project.
f. The LUC has street tree - utilities separation requirements.
g. The private drives will pose a challenge for the numerous utilities. Close
coordination of utilities and easements is needed. A utility coordination
meeting should be scheduled before the applicant / developer gets too far
into the development layout & design for the project.
Please contact Alan, at (970)224-6153, if you have questions about electric
service to this property.
7. Dana Leavitt, the City's Environmental Planner, gave his comments to the
applicant/developer, along with a red -lined map and applicable sections of the
LUC. A copy of his comments is attached to this comment letter. Please contact
Dana, at (970)224-6143, if you have questions about his comments.
8. The Parks Planning Department (970)221-6360) should be contacted for
information on their neighborhood and community parkland fees, which are
based on the square footage of each individual dwelling unit. The fees will be
assessed at the time of issuance of building permits.
9. Timothy Wilder of the Advance Planning Department indicated that this
proposed development is within the City's Northwest Subarea Plan (NWSP)
boundary. He gave the applicants his comments and a copy of the NWSP
document. Please contact Timothy, at (970)221-6756, if you have questions
about his comments.
10. A neighborhood information meeting should be held for this development request
prior to formal submittal of a PDP. Steve Olt of the Planning & Zoning
Department, at (970)221-6341, will help schedule this meeting.
8
Steve Olt - SanctuaryWest,DonTiller@illVr' �-070907.CTR.doc Page 7JI
I. This development will be subject to the applicable Street Pattern and
Connectivity Standards as set forth in Section 3.6.3 of the LUC. Street
spacing must occur every 660'; or, a request for Alternative Compliance to
this requirement, with an alternative plan, could be submitted for review
and decision by the Decision Maker. If approved, then the developer
needs to cul-de-sac the street stubs on the north and provide pedestrian
connections.
M. The cul-de-sac on the east side of the development needs to be designed
in accordance with Section 7-23 of LCUASS.
n. Streets need to intersect at 90 degrees, +/-10 degrees.
o. Per Section 3.6.2(L)(1)(b) of the LUC sets forth the requirement that
private drives can't connect to 2 public streets. They can connect to only 1
public street. A modification of the standard may be requested.
p. The restriction that no building can be more than 660' from a single point
of access, for emergency access reasons, must be addressed.
q. Access points off of LaPorte Avenue need to line up with streets to the
south or meet separation distance requirements.
r. A utility coordination meeting should be held prior to formal submittal of a
development proposal. Please contact Engineering, at (970)221-6605, to
help schedule this meeting.
S. The Transportation Development Review Fees will apply to this
development. Please contact Susan, at (970)221-6750 or (970)221-6605
for detailed information on the fees.
t. The applicant/developer needs to meet with Sheri Langenberger on site to
talk about street connections. She can be reached at (970)221-6750 or
(970)221-6605. Carte Dann of the Poudre Fire Authority would like to
attend this site meeting. She can be reached at (970)416-2869.
U. Please contact Dana Leavitt, the City's Environmental Planner, as soon as
possible to discuss the buffer requirements to the canal.
Please contact Susan, at (970)221-6750 or (970)221-6605, if you have
questions about these comments.
i
Steve Olt - SanctuaryWest,DonTiller(BiIIVr' \-070907.CTR.doc Page 6
Engineering Department, at (970)224-6108, to verify the actual fees for
each proposed use.
b. A Transportation Impact Study (TIS), addressing all modes of
transportation, will be required with your PDP submittal. Please contact
Eric Bracke of the Traffic Operations Department, (970)224-6062, to
schedule a "scoping" meeting to discuss what information is needed in the
TIS pertaining to Level of Service for vehicle, pedestrian, bicycle, and
transit modes of transportation.
C. All required street right-of-way (ROW) must be dedicated with this
development. All necessary easements must also be dedicated.
d. Street design and construction and all public improvements associated
with this project will be subject to the Larimer County Urban Area Street
Standards (LCUASS). Also, the Larimer County Road Impact Fees will
apply to this development.
e. LaPorte Avenue is a 2-lane arterial street and, per Matt Baker, no ultimate
design is needed, just money in lieu of. The ROW will be 84', with a 15'
wide utility easement on the outside. The applicant/developer will need to
size their detention pond to take the water from the road since there's no
storm sewer right now.
f. LaPorte Avenue is not improved. This development will be responsible for
any necessary improvements to LaPorte Avenue along its property
frontage and all the way to North Taft Hill Road to the east. Interim 36'
wide improvements will apply.
g. The TIS will determine whether or not right-tums or left-tums are needed
into the site.
h. The standard utility plan submittal requirements will apply to this
development request.
i. A subdivision plat for the development must be part of the PDP submittal.
j. Both a Development Agreement and a Development Construction
Permit will be required for the site improvements.
k. The LUC will require that a street connection to Cherry Street be made
with this development.
6
Steve Olt - SanctuaryWest,DonTiller(BiIIV,'-)-070907.CTR.doc Page 5
8) A FEMA Elevation Certificate will be required for any structure built
in the floodplain prior to issuance of a Certificate of Occupancy.
9) Please refer to Chapter 10 of the City Code for complete floodplain
regulations.
10) The floodplain administration contact is Marsha Hilmes-Robinson,
(970)224-6036.
11) All forms and guidelines are available on Stormwater's website at:
hftp://fcqov.com/stormwater/floodplain-forms.php.
Please contact Glen, at (970)224-6065, if you have questions about these
comments.
4. Cade Dann of the Poudre Fire Authority offered the following comments:
a. A fire hydrant must be located within 400' of each building and spaced no
further than 800' apart.
b. Fire flows of 1,000 gallons per minute at a residual pressure of 20 pounds
per square inch must be provided.
C. Addressing for the buildings (minimum 6" high numerals on a contrasting
background) must be visible from the closest street that that they front on.
Based on the concept plan, addressing some of the residential buildings
could be problematic.
d. The private drives must be at least 20' wide, unobstructed, WITH NO
PARKING ON EITHER SIDE.
- They must be designated, dedicated Fire Lanes or the houses must be
equipped with automatic fire sprinkler systems.
- Some or all of the private drives could be named.
Please contact Cade, at (970)416-2869, if you have a question about these
comments.
5. Susan Joy of the Engineering Department offered the following comments:
a. This project will be subject to street oversizing fees that are based on the
proposed land use(s) in this development. The fees will be collected at the
time of issuance of building permits. Please check with Matt Baker of the
5
Steve Olt - SanctuaryWest,DonTiller(BilIV-'-)-070907.CTR.doc Page 4
g. The New Mercer Ditch Company will need to sign the construction plans
or provide some other document to verify their approval. The following are
contacts for the ditch company:
John Moen, Superintendent ... 482-3309
218-0726 (cell)
Randy Gustafson .................. 226-2136 (work)
1154 N. Taft Hill Rd. 482-9761 (work)
Fort Collins, CO. 80521 482-6658 (home)
Gene Fischer, Attorney ........... 482-4710 (work)
P.O. Box 506
Fort Collins, CO. 80522
h. The standard drainage and erosion control reports and construction plans
are required and they must be prepared by a professional engineer
registered in the State of Colorado.
i. Floodplain comments:
1) A portion of the site is in the West Vine floodplain and floodway.
2) No new residential development is allowed in the floodway - see
proposed Lot 1.
3) Residential development is allowed in the flood fringe if the lowest
floor and all HVAC equipment are elevated at least 18" above the
flood elevation - see proposed Lot 2.
4) The road crossing the floodway must show no -rise or all the rise
must be contained on this property. A no -rise certification is
required. See the City's floodplain modeling guidelines. The
modeling review fee is $325.00.
5) No fill is allowed in the floodway unless it shows no -rise or all rise
must be contained on this property.
6) Please use the 50% and 100% Floodplain Review Checklists to
know what documentation is required on the plans and in the
drainage report.
7) A Floodplain Use Permit, including a $25.00 permit fee, is required
for each structure or site element (road, bridge, detention pond,
etc.) in the floodplain or floodway.
4
SteveSanctuaryWest,DonTiller(Bi11V-'-)-070907.CTR.doc Page 3
e. Loop water mains through the site to minimize the number of dead-end
mains.
f. Plant investment (development) fees and water rights will apply to this
development proposal and will be due at time of building permits.
g. The City's water conservation standards for irrigation and landscaping will
apply to this development proposal.
Please contact Roger, at (970)221-6854, if you have questions about his
comments.
3. Glen Schlueter of the Stormwater Utility offered the following comments:
a. The design of this site must conform to the drainage basin design of the
West Vine Master Drainage Basin Plan, as well as the City's Design
Criteria and Construction Standards.
b. The City-wide development fee is $3,070 per acre ($0.0705 / square foot)
for new impervious area over 350 square feet. No fee is charged for
existing impervious area. The applicable fee is to be paid at the time each
building permit is issued.
C. In the West Vine Drainage Basin the 2-yer historic release rate is 0.35 cfs
/ acre for water Quanti detention. An outlet structure would need to be
designed to allow this release in the future, but in the interim the New
Mercer Ditch Company may not allow the runoff to be released into their
ditch until after the storm and when the flow in the ditch returns to the
same depth of flow as before the storm.
d. The developer's design engineer will need to design the on -site detention
for twice the total runoff volume in case the runoff cannot be released
before another storm begins. The future outfall connection in the master
planned improvements and across the New Mercer Ditch needs to be
designed with this project, and cash in lieu of construction for the future
connection will be required.
e. Water qgg& extended detention is required to treat the runoff.
f. There is a channel planned from where the floodplain crosses LaPorte
Avenue to the channel constructed by Larimer County to the north. The
City would purchase the right-of-way and would like to have the channel
built as a developer repay with this project.
3
Steve Olt - SanctuaryWest,DonTiller(BilIVr'-)-070907.CTR.doc Page 2
d. The property is not yet legally platted by "subdivision plat". Therefore, a
subdivision plat must be part of the PDP submittal to the City for review.
The plat must be prepared by a land surveyor or engineer registered in
the State of Colorado.
e. The minimum parking requirements for residential uses are set forth in
Section 3.2.2(K)(1) of the LUC.
Convenient and secure bicycle parking must be provided per Section
3.2.2(C)(4) of the LUC.
g. Section 3.5.2 of the LUC sets forth Residential Building Standards for
development.
h. Section 4.5(D)(7) of the LUC sets forth the requirement that at least 90%
of the dwellings in a residential project shall be located within 1/3 mile of a
(public) neighborhood park or a privately owned park at least 1 acre in
size.
i. Trash enclosures must be designed to accommodate recycling facilities.
Please contact Peter, at (970)416-2355, if you have questions about these
comments.
2. Roger Buffington of the Water/Wastewater Department offered the following
comments:
a. There is an existing 27" water main in LaPorte Avenue and an existing 27"
water main crossing the site in a NW/SE alignment.
b. There is an existing 8" sanitary sewer main in LaPorte Avenue, an existing
10" sanitary sewer main on the property to the north, and an existing 15"
sanitary sewer main crossing the southeast comer of the site in a NE/SW
alignment.
C. Provide 30' wide easements (15' either side) for all existing water/sanitary
sewer mains on the site.
d. In the western portion of the proposed development it appears that there
is not adequate space to get all underground utilities to the lots that do not
have street frontage. A utility coordination meeting is strongly suggested
and should be held prior to proceeding with the layout for this area. The
City's Development Review Engineering Department (Susan Joy) will
schedule this meeting.
2
Steve Olt - SanctuaryWest,DonTiller(BilIV-'-)-070907.CTR.doc Page 1
MEETING DATE: July 9, 2007
ITEM: Sanctuary West
APPLICANT: Don Tiller, Planner
Vignette Studios
144 North Mason Street, Suite 2
Fort Collins, CO. 80524
LAND USE DATA:
Request for a project to be known as Sanctuary West, being a residential project
containing 116 dwelling units (64 duplex units and 52 single-family detached units) on
approximately 26.7 acres. The property is located on the north side of LaPorte Avenue
and west of North Taft Hill Road. The property is in the LMN - Low Density Mixed -Use
Neighborhood Zoning District.
COMMENTS:
Peter Barnes of the Zoning Department offered the following comments:
a. The property is in the LMN - Low Density Mixed -Use Neighborhood
Zoning District. The proposed residential is permitted in this District,
subject to an administrative (Type 1) review and public hearing.
In the LMN District a residential project must have an overall minimum
density of 5 dwelling units per net acre and a maximum density of 8
dwelling units per gross acre of residential land. These density
requirements are set forth Section 4.5(D)(1) of the Land Use Code (LUC).
b. The next steps in the City's development review process will be, first, to
conduct a neighborhood information meeting (facilitated by the City
Planning & Zoning Department); and then, second, to make a Project
Development Plan (PDP) submittal to the Development Review Center.
C. This property is in the Residential Neighborhood Sign District. All signage
will be subject to the City's Sign Code, which is administered by the
Zoning Department.
Steve Olt - Re: proposed planning on Wei' ' aporte Ave Page 2
of us who travel east/west through that intersection on a daily basis.
The required Transportation Impact Study, addressing traffic volumes and impacts on street
intersections, will be part of the Project Development Plan submittal. It will be prepared by the developer's
traffic engineer and reviewed by the City's Traffic Engineering Department.
I am interested in what is presented at the meeting tomorrow night. I have friends and neighbors who will
attend and I can get basics from them.
1, like you, am interested in what is going to be presented tomorrow night. My role in the meeting is to
make an initial short presentation on the City's development review process, introduce the applicant/
developer, take notes of the meeting, and answer City -related questions as asked. I sincerely hope that
you realize that this is a very informal meeting held before any Project Development Plan has been
submitted to the City for review. Therefore, my ability to answer questions about technical aspects of the
proposed development is limited. The developer is still a significant distance away from a public hearing,
which will be advertised, and a decision point.
Careful consideration of area residents will be imperative, lest we all feel that the NSP process was/is just
a meaningless exercise...
Thanks for your consideration,
Sincerely,
Jack Armstrong
230 N Sunset Street
Steve Oit - Re: proposed planning on Wei" aporte Ave Page 1
From: Steve Olt
To: Jack Armstrong
Date: 08/14/2007 2:20:46 PM
Subject: Re: proposed planning on West Laporte Ave
Jack,
Please see my responses (in italics) below. Let me know if you need additional assistance at this time.
Steve Olt,
City Planner
221-6341
>>> "Jack Armstrong" <jacko@frii.com> 08/14/2007 10:21 AM >>>
Hello Steve,
I live directly west of the proposed development north of Laporte Ave, west of Taft Hill Road. There will be
a meeting tomorrow evening, but I will not be able to attend.
I will record notes that will become available and be part of the City's project rile, when one is created.
To date no required Project Development Plan has been submitted to the City to start our formal
development review process.
I did attend the meetings about the Northwest Subarea Plan (NSP). This new development falls in the
Northwest Subarea. I wonder if the guidelines set forth in the NSP will be followed by the developer. This
will likely be a precedent setting development in regards to the NSP and how the wishes of area residents
will be addressed.
As noted in the attached conceptual review comments (#9, page 8), this property is in the NSP Study
Area and will be subject to the guidelines / standards set forth in that plan. The developer was given a
copy of the NSP at conceptual review.
Will someome from the NSP process be at Wed's meeting?
It is unlikely that any City employee that was involved in the NSP process will be in attendance.
Someone like Timothy Wilder will certainly be part of the City's development review process, when
initiated.
What will happen with / around the drainage channel through this property?
This will have to be addressed and reviewed with the required Project Development Plan. The City's
Stormwater Utility is heavily involved in the development review process.
What does the developer plan to do regarding the wishes of area residents for no bright lights, such as
street lights?
Because the City does not yet have a Project Development Plan in our review process I am unable to
respond to this question. I am not yet aware of what the developer's proposal is for lighting. This issue can
certainly be brought up and discussed at the neighborhood meeting tomorrow night. Street lights on public
streets will be installed by the City's Light & Power Department.
How will the City deal with traffic at Taft Hill Road and Laporte Avenue? Currently, the signal is set to
recognize when cars approach from any direction and to respond quickly. Until the roundabout project at
Taft Hill and Vine, the signal pretty much ignored east/west traffic - frustrating for area residents,
especially in evening and night times. Leaving it set as it is now would be much more respectful of those