HomeMy WebLinkAboutTHE FARMSTEAD - PDP - 8-03 - CORRESPONDENCE -Natural Resources Conceptual Comments September 9, 2002
Project — 24 Townhomes, SWC Taft & Laporte Avenue
Natural Habitats and Features
• Ecological Characterization Study will be required as per Land Use Code Section
3.4.1(D) (see brochure for detailed information — can be found at: H:/Current
Planning/Natural Resources/Development Review/Study Brochure)
• Wetland Delineation will be required as per Land Use Code Section 3.4.1(D)(2)
(see brochure for detailed information — can be found at H:/Current
Planning/Natural Resources/Development Review/Study Brochure)
Determined after review of the Ecological Characterization Study.
• Establish 1_imits of Development (LOD) as per Land Use Code Section 3.4.1(N)
• Wildlife conflicts may need to be addressed. This might require timing of
construction constraints. Please see Land Use Code Section 3.4.1(F)(3)
Determined after review of the wetland delineation.
• Mitigation plan is needed if any to the wetlands is disturbance is proposed.
• Meet with the Army Corps of Engineers (contact Terry McKee at 303-979-4120)
as per Land Use Code Section 3.4.1(0)
Buffer Zone Requirements
Determined after review of the Ecological Characterization Study.
• 50' Natural Habitat and Features from the Irrigation ditch that serves as a wildlife
corridor. This buffer is measured from the top of bank to the boundary of
development activity not pennitted under Land Use Code Section 3.4.1(E)(2)
• Additional buffers maybe required after review of Ecological Characterization
Study and Wetland Delineation.
Dust Control
• Contact Larimer County Environmental Health regarding a fugitive dust control
permit(970-498-6789)
Trash/Rccvcling Collection Services
• We request that you provide adequate space in your dumpster area to allow
recycling service.
Landscaping and Design
• Please use native plants/grasses and reduce bluegrass lawns as much as possible
in landscaping or re -landscaping as per Land Use Code Section 3.2.1(E)(2)(3)
• Only plant material that is native to Fort Collins is pennitted within the Natural
Habitat and Feature buffer as per Land Use Code Section 3.4.1(E)(1)(g).
1-1:/Curmit Planning/Natural Resources/Development Review/Conceptual Review Comments
d. The LUC sets forth the required amount of bicycle and handicapped
parking for this proposed development. Please see Sections
3.2.2(C)(4) & (K)(5) of the LUC.
e. Direct pedestrian connections must be made between this
development and the surrounding neighborhoods.
f. All buildings must have direct pedestrian connections to sidewalks
without pedestrians having to cross driveways or parking areas.
Please contact Tom, at 416-2040, if you have questions about these
comments.
7. The Parks Planning Department will require parkland fees, for both
neighborhood and community parks, that will apply to each residential
dwelling unit. The fees will be collected at the time of issuance of building
permits and are based on the square footage of each dwelling unit.
8. A copy of the comments made by Doug Moore of the Natural Resources
Department is attached to this comment letter.
9. A neighborhood meeting should be held for this development proposal prior
to formal submittal of the request to the City for review. Please contact
Steve Olt of the Current Planning Department to assist you in scheduling
this meeting. Also, he will provide you with a map showing the "area of
notification" for Affected Property Owners that the applicant is
responsible for providing to the City. The notification requirements,
including distances from the subject property to notify within, are set forth
in Section 2.2.6 of the LUC. Steve can be reached at 221-6341.
10. 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
Overall Development Plan (if applicable), the Project Development Plan, and
the Final Compliance phases of development review by City staff and
affected outside reviewing agencies.
11. 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 4.4 -
Low Density Mixed -Use Neighborhood District.
Please contact Glen, at 224-6065, if you have questions about these
comments.
5. Bruce Vogel of the Light & Power Department offered the following
comments:
a. There are existing overhead power lines in the area and across this
property that could be problematic. Lots of off -site and on -site
utility easements will be needed.
b. The normal charges, both development and system charges, will apply
to this request.
C. Please coordinate the transformer location(s) with Light & Power.
They can be no more than 10' from a paved surface accessible by a
City line truck and must be at least 4' from any building.
d. A utility coordination meeting should be held for this development
request.
Please contact Bruce, at 224-6157, if you have questions about these
comments.
6. Tom Reiff of the Transportation Planning Department offered the
following comments:
a. A TI5, addressing all modes of transportation, will be required with
your PDP submittal. Please contact Eric Bracke of the Traffic
Operations Department (224-6062) and Tom Reiff of the
Transportation Planning Department (416-2040) to determine what
information may be needed in the TI5 pertaining to LOS for vehicle,
pedestrian, bicycle, and transit modes of transportation.
b. Please contact GayLene Rossiter of Transfort for information on
existing and proposed transit stops in this area and how they could
possibly affect this proposed development, There are existing transit
corridors on both adjacent streets. She can be reached at 224-6195.
C. There should be a minimum 7' wide sidewalk where the bridge
crosses the ditch.
to sewer depths and utility conflicts; therefore, it is suggested that
field surveys be done early to determine the feasibility of serving
these buildings.
d. Plant investment fees and water rights will apply to this major
amendment request. They will be collected at the time of issuance of
building permits; however, if the project qualifies for affordable
housing status, a deferral program is available..
e. The City's water conservation standards for landscaping and
irrigation systems will apply to this major amendment request.
Please contact Roger, at 221-6854, if you have questions about these
comments.
4. Glen Schlueter of the Stormwater Utility offered the following comments:
a. The site is located in the West Vine Drainage Basin, where the
development fee is $7,004 per acre, which is subject to the runoff
coefficient reduction.
b. The site is on Stormwater Inventory Map #3H. A copy can be
obtained from the Utility Service Center at 700 Wood Street.
C. 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.
d. On -site retention at twice the 100-year runoff is required, with a
pump system to release into the New Mercer irrigation ditch after
the storm has passed. The New Mercer Ditch Company will need to
sign the construction plans.
e. The retention pond must include extended detention for water
quality.
f. The site drainage design should include consideration for the
retention outfall to be drained to the north to tie into a future
master planned channel.
A utility coordination meeting involving the applicants/developers,
utility companies serving this site, and City staff should be scheduled
early in the process.
j. All utilities must be underground.
k. A Development Agreement and a Development Construction Permit
will be needed for this development.
Letters of intent from affected property owners for any necessary
off -site easements must be submitted to the City for review before
the POP will be scheduled for a public hearing. The actual signed
easements must be submitted with the final compliance plans.
M. A turnaround (cul-de-sac or other acceptable design) is required at
the south end of the internal street or drive, as set forth in Section
3.6.2(C) of the LUC. A request for a modification of this standard
would be necessary to vary this requirement. The request would have
to go to the Planning and Zoning Board for review and decision.
n. The necessary bridge across the ditch in this development would
have to be constructed for an HS 25 structural loading.
Please contact Marc, at 221-6750, if you have questions about these
comments.
3. Roger Buffington of the Water/Wastewater Department offered the
following comments:
a. There are 2 existing 27" water mains in LaPorte Avenue and an
existing 6" water main in South Taft Hill Road.
b. The East Larimer County (ELCO) Water District has a water main
in LaPorte Avenue. Please contact Webb Jones, at 493-2044, for
information regarding their ability to serve this development and
their review criteria.
C. There is an existing 8" sanitary sewer main west of the ditch at the
west edge of the site, an existing 8" main in South Taft Hill Road,
and an existing 8" main in Pennsylvania Street 75' north of LaPorte
Avenue. It may be difficult getting sanitary sewer into this site due
Please contact Peter, at 416-2355, if you,have questions about these
comments.
2. Marc Virata of the Engineering Department offered the following
comments:
a. The standard utility plan submittal requirements will apply to this
development request.
b. Street oversizing fees will apply to this development request. The
fees are based on vehicle trip generation for the proposed land uses
in the development plan. Please contact Matt Baker of Engineering
(224-6108) for detailed information on the fees. The fees will be
collected at the time of issuance of building permits.
c. 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 (224-6062) and Tom Reiff of the
Transportation Planning Department (416-2040) to determine what
information may be needed in the TIS pertaining to Level of Service
(LOS) for vehicle, pedestrian, bicycle, and transit modes of
transportation.
d. This development will be responsible for a repay for the bridge
structure improvements on South Taft Hill Road.
e. This development must dedicate necessary rights -of -way (ROW) for
both LaPorte Avenue and South Taft Hill Road adjacent to the
property. Also, a 15' wide utility easement must be dedicated behind
the ROW.
f. This development will be subject the Lorimer County Urban Area
Street Standards.
g. The Larimer County Road Impact Fees will apply to development on
this property.
h. A design scoping meeting with City staff should be held prior to
submittal of a PDP.
acres or less may attain a maximum density, taken as a whole,
of 12 dwelling units per gross acre of residential land.
The site apparently is about 2.3 acres in size.
c. The development request would be subject to the minimum required
parking for the proposed residential uses as set forth in Section
3.2.2(K)(1) of the LUC. A modification of the standard set forth in
this section would be required if the proposed amount of parking is
less than the required minimum and a request for a modification
would have to go to the Planning and Zoning Board for review and
decision.
d. The development request would be subject to the residential building
standards as set forth in Section 3.5.2 of the LUC.
e. Residential building setbacks are set forth in Section 3.5.2(D) of the
LUC.
f. The development request will be subject to the applicable Land Use
Standards and Development Standards as set forth is Sections
4.4(D) & (E) of the LUC. These sections deal with density, required
mix of housing, on -site park requirement, multi -family building design,
etc.
g. The maximum building height permitted in the LMN District is 2.5
stories, as set forth in Section 4.4(E)(3) of the LUC.
h. This property is in the City's Residential Neighborhood Sign District
and is subject to the requirements and restrictions set forth in that
section of the Sign Code.
i. The proposed common horse set-up on the property could possibly be
done as an accessory use to the multi -family residential project if it
meets the City's definition in Article 5.
j. The property has not previously been subdivided and platted;
therefore, a subdivision plat must be part of the Project
Development Plan (PDP) submittal to the City for review.
MEETING DATE: September 9, 2002
ITEM: 24 Affordable Multi -Family Residential Dwelling Units
on Approximately 2.3 Acres Located at the Southwest
Corner of South Taft Hill Road and LaPorte Avenue
APPLICANT: Mikal Torgerson
223 North College Avenue
Fort Collins. CO. 80524
LAND USE DATA:
Request for 24 affordable multi -family residential dwelling units on approximately
2.3 acres. The gross residential density would be 10.4 dwelling units per acre. The
property is located at the southwest corner of South Taft Hill Road and LaPorte
Avenue and is in the LMN - Low Density Mixed -Use Neighborhood Zoning District.
COMMENTS:
1. Peter Barnes of the Zoning Department stated that the property is in the
LMN - Low Density Mixed -Use Neighborhood Zoning District in the Land
Use Code (LUC). She offered the following comments:
a. The proposed multi -family residential land use is permitted in the
LMN District. If the development request complies with all applicable
sections of Article 4.4 in the LUC then it would be subject to an
administrative (Type I) review.
b. The development must be a qualified affordable housing project if
the gross residential density is to be 10.4 dwelling units per acre.
Section 4.4(D)(1)(b) of the LUC states:
The maximum density of any development plan taken as a
whole shall be 8 dwelling units pergross acre of residential
land, except that affordable housing projects containing 10
',()IrJMUNITYPLANN INC, .AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO 80522-0580 (970)22;1-6750
:' i!:iCENT PLANNING 1.)11-1PARTMENT
Community Planning and Environmental Services
Current Planning
City of Fort Collins
September 20, 2002
Mikal Torgerson
223 North College Avenue
Fort Collins, CO. 80524
Dear Mikal,
For your information, attached.is a copy of the Staff's comments concerning the request
for 24 Affordable Multi -Family Residential Dwelling Units on Approximately 2.3 Acres
Located at the Southwest Corner of South Taft Hill Road and LaPorte Avenue, which
was presented before the Conceptual Review Team on September 9, 2002.
This is a request for 24 affordable multi -family residential dwelling units on approximately
2.3 acres. The gross residential density would be 10.4 dwelling units per acre. The property
is located at the southwest corner of South Taft Hill Road and LaPorte Avenue and is in
the LMN - Low Density Mixed -Use Neighborhood Zoning District.
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 221-6341.
Sincerely,
Cj/���Uk—
Steve Ol`/t, Project Planner
cc: Stormwater Utility
Streets
File
291 North Coilece Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020