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HomeMy WebLinkAboutWHITHAM PROPERTY - ODP - 24-02B - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWd. The developer/applicant should coordinate any regional bicycle/pedestrian trail crossing of the railroad tracks with the railroad company. e. There could be lots of rise to East Vine Drive for the Greenfields Drive extension, depending on where the alignment of street ends up to be. Please contact Peter, at (970)221-6754, if you have questions about these comments. 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 (overall development plan, project development plan, final compliance) by City staff and affected outside reviewing agencies. However, development proposals (PDP's, OOP's) may be approved only after the required rezoning of the property (from T - Transition to something other) is approved by City Council. 10. 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 4.21 - Harmony Corridor Zoning District. Copies of Article 3 and Division 4.21 are available in the Current Planning Department or on the City of Fort Collins website @ www.fceov.com. Go to Departments, then the Current Planning Department. 11. The City's Current Planning Department will coordinate the development review process. The required submittal package will be submitted to this department and distributed accordingly to other City departments and outside reviewing agencies involved in development review. 12. The proposed ODP is subject to a Type II, Planning and Zoning Board review and public hearing. The developer/applicant for this development request must hold a neighborhood information meeting prior to formal submittal of the ODP. This is set forth in Section 2.2.2 of the LUC. The required notification area is set forth in Section 2.2.6 of the LUC. Please contact Steve Olt, at (970)221-6341, to assist you in setting a date, time, and location for the meeting. b. Whatever additional street right-of-way (ROW) is needed for the ultimate ROW width (115') for East Vine Drive along the frontage on this property must be dedicated with the Project Development Plan (PDP). C. The collector street along the west property line, as shown on the concept plan, is not shown on the City's Master Street Plan or the Proposed Street Network in the adopted East Mulberry Corridor Plan to go all the way north from East Mulberry Street to East Vine Drive. This is because of the existing railroad tracks right at East Vine Drive. If this street is connected to East Vine Drive the Transportation Department would favor an at -grade crossing of the railroad tracks. d. The access street shown into Parcel 8 from East Vine Drive should be a right-in/right-out access. e. Please contact Mike Herzig of the Engineering Department for information on the proposed Greenfields Drive crossing of the railroad. Mike can be reached at (970)221-6605. f. This development request must provide for a good bicycle/pedestrian trail network within the project. Please contact Tom, at (970)416-2040, if you have questions about these comments. 8. Peter Wray of the Advance Planning offered the following comments: a. The development plans should provide good buffer (distance and visual/noise mitigation) between the residential uses and the railroad tracks. b. The proposed neighborhood center location is somewhat flexible. C. The proposed neighborhood park site should be coordinated with the City's Parks Planning Department. They can be reached at (970)221- 6360. C. Because this property is within 500' of the Cooper Slough, a natural habitat and/or feature, it will be necessary to prepare and submit to the City of Fort Collins an Ecological Characterization Study, per Section 3.4.1(1))(1) of the LUC. d. A Wetland Boundary Delineation must be prepared and submitted to the City of Fort Collins, per Section 3.4.1(D)(2) of the LUC. e. As set forth in Section 3.4.1(E)(3) of the LUC, there is a 300' buffer zone standard for the Cooper Slough. f. A Fugitive Dust Control Permit will be required and this permit is issued by the Larimer County Environmental Health Department. Please contact them directly to discuss this requirement. g. Bicycle/pedestrian trails should not be in the Cooper slough buffer zone. h. There is an existing Redtail hawk nest to the southwest of this property that may have some impact on proposed development on this property. Natural Resources has a concern about development on this property having a rise in temperature effect on the Cooper Slough. Please contact Doug, at (970)224-6143, if you have questions about these comments. 7. Tom Reiff of the Transportation Planning Department offered the following comments: a. 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 Troffic Operations Department, at (970)224-6062 and Tom Reiff of the Transportation Planning Department, at (970)416-2040 to determine what information may be needed in the TIS pertaining to Level of Service (LO5) for vehicle, pedestrian, bicycle, and transit modes of transportation. f. The land west of the railroad tracks currently drains to the south. If it is desired to drain it directly to the east then the effects of that short cutting needs to be analyzed or limit it to the historic release rate of the land on the east side of the railroad. Another option is to obtain an easement to the south to where the runoff has historically entered the Cooper Slough. g. Beware of high groundwater in the area, especially in relation to the detention pond bottom, so as to avoid the need to install a de - watering system in the future. Please contact Glen, at (970)224-6065, if you have questions about these comments. 5. Rob Irish of the Light & Power Department offered the following comments: a. There are existing City of Fort Collins electric facilities on the north side of East Vine Drive. b. The standard electric development charges will apply to this development request. C. The water levels in this area may necessitate pad -mounted electric facilities. Please contact Rob, at (970)224-6167, if you have questions about these comments. 6. Doug Moore of the Natural Resources Department offered the following comments: a. Native plant materials and grasses should be incorporated in the Landscape Plan for the development. The use of bluegrass should be minimized. b. If prairie dogs exist on this property they must be relocated or humanely eradicated prior to any construction occurring on -site, including overlot grading. This is set forth in Section 3.4.1(N)(5) of the LUC. b. The ODP will be subject to the requirements set forth in Section 3.6.3 - Street Patterns and Connectivity Standards in the Land Use Code and the collector & arterial streets network established with the adopted East Mulberry Corridor Plan. C. A Transportation Impact Study (TI5), addressing all modes of transportation, will be required with your Project Development Plan (PDP) submittal. Please contact Eric Bracke of the Traffic Operations Department, at (970)224-6062 and Tom Reiff of the Transportation Planning Department, at (970)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. Please contact Katie, at (970)221-6750 or (970)221-6605, if you have questions about these comments. 3. Jeff Hill of the City's Water/Wastewater Department indicated that sanitary sewer and water utilities will be served by the Boxelder Sanitation District. and the East Lorimer County (ELCO) Water District. Please contact them directly for their requirements. 4. Glen Schlueter of the Stormwater Utility offered the following comments: a. The site is located in the Cooper Slough/Boxelder Drainage Basins, where there presently are no new development fees. b. The site is on Stormwater Inventory Map #14G. A copy of the map 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. An easement from the site to the low flow channel of the Cooper Slough is required for the site drainage outf all. e. Water quality extended detention is required to treat the runoff. �1 I, CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins MEETING DATE: April 14, 2003 ITEM: Whitham Property, Overall Development Plan APPLICANT: BHA Design, Inc. c/o Roger Sherman 4803 Innovation Drive Fort Collins, CO 80525 LAND USE DATA: Request for an Overall Development Plan (ODP) containing 679 - 1105 residential dwelling units, a 3 - 5 acre neighborhood center, and a 1 acre (+) neighborhood park site on a property that is 160 acres in size. The property is located on the south side of East Vine Drive between Timberline Road and Interstate Highway 25 and is directly west of the Cooper Slough drainage basin. Railroad tracks run diagonally northwest.- southeast through the middle of the property. It is currently zoned T - Transition in the City of Fort Collins. The property must be rezoned before a site specific development plan can be approved by the City; and, the expressed intent of the applicant is to submit a rezoning request for LMN - Low Density Mixed -Use Neighborhood Zoning. COMMENTS: 1. Jenny Nuckols of the Zoning Department indicated that the ODP, when and if the property is rezoned, will subject to a Planning and Zoning Board (Type II) review and public hearing. Please contact Jenny, at (970)416-2313, if you have questions about her comment. 2. Katie Moore of the Engineering Department offered the following comments: a. The property fronts on East Vine Drive, which is designated as a 4- lane arterial street on the City of Fort Collins Master Street Plan. A total of 115' of right-of-way width is required for East Vine Drive. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 CURRENT PLANNING DEPARTMENT Community Planning and Environmental Services Current Planning City of Fort Collins April 18, 2003 BHA Design, Inc. c/o Roger Sherman 4803 Innovation Drive Fort Collins, CO 80525 Dear Roger, For your information, attached is a copy of the Staffs comments concerning the request for the Whitham Property, Overall Development Plan, which was presented before the Conceptual Review Team on April 14, 2003. This is a request for an Overall Development Plan (ODP) containing 679 - 1105 residential dwelling units, a 3 - 5 acre neighborhood center, and a 1 acre (+) neighborhood park site on a property that is 160 acres in size. The property is located on the south side of East Vine Drive between Timberline Road and Interstate Highway 25 and is directly west of the Cooper Slough drainage basin. Railroad tracks run diagonally northwest - southeast through the middle of the property. It is currently zoned T - Transition in the City of Fort Collins. The property must be rezoned before a site specific development plan can be approved by the City; and, the expressed intent of the applicant is to submit a rezoning request for LMN - Low Density Mixed -Use Neighborhood Zoning. 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 maybe made at the time of formal review of this project. If you should have an .e, hording. these coMmerts or the next steps in the y d y questions reb aatb . these ep review process, please feel free to call me at 221-6341. S' cerely, Seve01, Project Planner cc: Stormwater Utility Streets File 281 North College Avenue •. PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 7. Transportation Planning Department a. A Transportation Impact Study (TIS) is included with this submittal. b. The existing ROW width for East Vine Drive is 60 feet. This project will dedicate an additional 27.5 feet of ROW to accommodate the southern half of the street section. c. We have indicated an "At Grade" crossing of the railroad tracks for the collector at the northwest corner of the property. We understand that this connection may no be possible because of the railroad's desire to minimize crossing. d. The access into Parcel B has been labeled as "Right-In/Right-Out Access" per the comment. e. We will contact Mike Herzig to discuss the proposed Greenfields Drive crossing of the railroad tracks. f. A combination of on and off-street bicycle/pedestrian trails will be provided with the development. The exact trail locations will be determined with future PDP's and FCP's. 8. Advance Planning: a. A 30 foot buffer is provided between the railroad tracks and residential lots. b. The neighborhood center is illustrated on the ODP. c. We have been in contact with the Park Planning Office regarding the location of the public neighborhood park. We will gladly locate the public park on this property if needed. d. The developer will coordinate trail crossings of the rail road with the railroad company. e. We understand the grading considerations for the connection of Greenfields to East Vine Drive. 9. Current Planning: We understand these comments, and no response is necessary. Explanation of how Conceptual Review Issues have been Addressed Whitham Property Zoning: It is understood that this project will be subject to a Type II review process. 2. Engineering: a. The existing ROW width for East Vine Drive is 60 feet. This project will dedicate an additional 27.5 feet of ROW to accommodate the southern half of the street section. b. Connectivity locations are illustrated. c. A Transportation Impact Study (TIS) is included with this submittal 3. Water/Wastewater: a. We understand that sanitary sewer service will be provided by the Boxelder Sanitation District and that water will be provided by the East Lorimer County Water District. We will contact them to coordinate these services. 4. Stormwater Utility We understand these comments, and no response is necessary. 5. Light and Power: We understand these comments, and no response is necessary. 6. Natural Resources: a. Landscaping treatments have not been developed at this time. We will address the use of native plants and grasses with preparation of the PDP(s) and FCP(s). b. If prairie dogs exists they will be relocated or humanely eradicated per the Land Use Code requirements. c. An Ecological Characterization Study is included with this submittal. d. A wetland boundary study will be prepared and submitted to the City. e. A 260 foot buffer has been provided for the Cooper Slough. f. A fugitive dust control permit will be submitted at the appropriate time. g. The bicycle/pedestrian trail will be located outside of the 260 foot buffer zone. h. The Redtail Hawk nest does not impact development of this property. i. We will work with Natural Resources to develop drainage schemes that will minimize the rise of water temperatures in Cooper Slough.