Loading...
HomeMy WebLinkAboutPEAK VIEW SUBDIVISION - PDP - 26-00 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW21. The base flows in the irrigation ditch is 35 c.f.s. The ditch capacity in the site area is 140 180 c.f.s. but the downstream section has a capacity of only 90 c.f.s. Therefore, the,, ditch spills in large storm events along a length of the ditch that spans from the Ponds at Overland (west of Overland Trail) to a point on this site. It spills 284 c.f.s. along this reach so a spill structure needs to be located on the parcel. Other spill locations are being planned upstream and downstream of the site. The design engineer will need to work closely with Stormwater's Master Planning engineer, Susan Hayes. Glen Schlueter will act as the point of contact. Stormwater can supply the models that may be needed. A drainage easement or street right-of-way is needed to convey existing spills. Accommodating a spill structure in the proper location may require shifting the north - south street over to the west. 22. Water quality must be addressed and extended detention is the method required. This can be added to the onsite detention pond. There would have to be separate water quality treatment for the proposed parking area along the park. Glen Schlueter and Susan Hayes are available at 221-6681. 23. The Utility Plans will be required to show the design of all public improvements serving the site. This includes the plans and profiles of the public streets. Additional right-of- way will have to be dedicated along West Elizabeth Street to bring the south one-half of the street up to the minor arterial standard. Please note the requirements for private alleys in Article Three, Section Six of the Land Use Code. 24. The proposed head -in parking facing south will have to be discussed. We need to make sure that bicycles and pedestrians are safely accommodated. 25. The street oversizing fee will apply on a per unit basis. This fee is calculated on a sliding scale based on the square footage of the unit and payable at the time of building permit issuance. 26. A Development Agreement will be required between the City and the developer prior to final plans being recorded. A Development Construction Permit will be required after recording and before excavation and grading. For further information regarding engineering issues, please contact Sheri Wamhoff, 221-6605. 27. The use of alleys are encouraged. Please note the setback requirements for garages or other structures from the alley as stated in Article Three of the Land Use Code. For garages that face the public street along the front of the house, be sure to check the garage placement standards in Article Three. 28. The applicant is encouraged to contact U.S. West, Public Service and AT&T Cable for information regarding other utilities. 11. The sanitary sewer line on your west property line would need to be placed within a 15 wide utility easement. The main should be centered within this easement. This may have an effect on how the lot lines are arranged along west side of the site. 12. As with electrical service, we recommend only one water and sewer service per building rather than each unit having separate services. This will require a Homeowners' Association to share the billing. The project would benefit from a utility coordination meeting as early in the process as possible. Water and sewer plant investment fees are payable at the time of building permit issuance. Raw water shares or the raw acquisition fee -in -lieu are also due at building permit. For further information, please contact Roger Buffington,. 221-6681. 13. The site will be served by the Poudre Fire Authority. A minimum of 1,500 gallons per minute at 20 p.s.i. residual pressure will be required. No dwelling unit shall be further than 300 feet from a fire hydrant. No portion of any building can be more than 150 feet' from street. Otherwise, automatic fire extinguishing systems will be required. 14. A traffic impact study will be required. The study must address all modes of travel including bicycles, pedestrian and transit. All internal streets must feature a detached sidewalk with street trees planted in the parkway strip. West Elizabeth is considered a minor- arterial street. The need for a bike/ped connection to the park has already been mentioned but is repeated for emphasis. The transportation planner is Tom Cook, 221- 6608 and the traffic engineer is Eric Bracke, 221-6630. 15. With the Pleasant Valley and Lake Canal, an ecological characterization study will be required. There may be a lot trees along this ditch. Please contact Kim Kreimeyer, 221- 6750 to determine the scope of this study. If there are any wetlands or large trees, these .features must be mapped. Also, please note if there are any existing prairie dogs on the parcel 16. It is recommended that a meeting on the site with City staff be arranged. The buffer area, or "limits of disturbance" area for the PV&L Canal can be established. Also the details of the ecological characterization study can be discussed. Please contact Kim Kreimeyer to set this meeting up. 17. A Fugitive Dust permit will be required for overlot grading, excavation, construction phase of project. This permit must be obtained from the Larimer County Health Department. 18. One trash hauler should be used to save wear and tear on the streets and to minimize inconveniences. 19. The site is located on the upper end of the Canal Importation Basin. The Storm Drainage Fee in this basin is $6,181 per acre subject to the runoff coefficient and the amount of stormwater detention. The Utility Plans must include a Grading and Drainage Plan, an Erosion Control Plan and a Drainage Report prepared by a professional engineer licensed in the state of Colorado. 20. Onsite detention is required with a 2-year historic release rate. It must be discharged into the Clearview Ponds under the PV&L canal. The irrigation company must approve the construction plans. COMMENTS: The property is zoned L-M-N, Low Density Mixed -Use Neighborhood. A maximum of eight units per acre (as calculated on a net acreage basis) is permitted in this zone district. The property is less than 10 acres so the requirement for a private park would not apply. 2. There should be a direct bike and pedestrian connection to the existing sidewalk in Overland Park. 3. There is a strip of land north of the present park boundary, which appears to be owned by the City. Discussions regarding quit -claiming this strip to the developer should be directed through the Parks Planning Department. Please contact Janet Meisel, 221- 6640 for further details. 4. There would be two parkland fees assessed: the neighborhood parkland fee and the community parkland fee. Both fees are based on a sliding scale based on the square footage of the dwelling unit. Fees are due at the time of building permit issuance. 5. Each unit would also be assessed a Capital Expansion Fee. This fee is also based on a sliding scale based on the size of the dwelling unit. This fee is payable at the time of building permit. A fee schedule is available at the Building Inspection Division. 6. The site will be served by the City of Fort Collins Light and Power Department. Existing electrical power would be brought in from Elizabeth Street. Any existing overhead lines abutting the property would have to be placed underground. Electrical power is also available from Pleasant Valley Drive. 7. With townhomes and patio homes, it is very important to coordinate the location of underground utilities that will come in to each lot from the street. There needs to be proper separation between water, sewer, natural gas and electrical facilities. Meters for the different utilities will have to be placed sufficiently apart for service. It may be more advantageous for one electrical meter to serve each unit per multi-plex building rather than each unit having its own electrical meter. 8. A conduit will be needed for electrical facilities to cross the P.V.&L Canal. Normal electrical charges will apply. For further information, please contact Doug Martine, 221- 6700. 9. Water and sewer will be provided by the City of Fort Collins. There are two 12-inch diameter water mains in West Elizabeth. One serves the Foothills Pressure Zone and one is tied into the city-wide distribution system. In addition, C.S.U. has an non -potable irrigation main in Elizabeth. Finally, check with Fort Collins -Loveland Water District since they may have a main in Elizabeth as well. This property can only be served by the City's Foothills Pressure Zone system. 10. There are also water and sewer mains to the east and west of the parcel. To the east, in Sienna, there is an eight -inch diameter water main and an eight -inch diameter sewer main. To the west, in Pleasant Valley Drive, there is a six-inch diameter water main and an eight -inch diameter sewer main. All city mains are available to serve the site. ITEM: Vacant Ground, 9 acres, West of Overland Ridge (Sienna) MEETING DATE: _ February 14, 2000 APPLICANT: Ms. Vicki Wagner c/o Mr. Don Leffler, Design Development Consultants, 2627 Redwing Road, Suite 350, Fort Collins, CO. 80526. LAND USE DATA: Request for residential development 9 acres south of West Elizabeth Street and adjacent to Overland Ridge P.U.D. (Sienna), about one -quarter mile east of Overland Trail. The housing proposed would be a mix of patio homes and townhomes with each dwelling unit on its own fee -simple lot. A portion of the garages would be placed behind the units and served by an alley. A segment of the Pleasant Valley and Lake Canal would be proposed to be straightened -out. Overland Park borders the project to the south. Pleasant Valley Drive would be extended to connect to both east and west to form a street connecting three neighborhoods. DEPARTMENTAL CONTACTS: Current Planning Ted Shepard 221-6750 Advance Planning Clark Mapes 221-6376 Zoning Dept. Peter Barnes 221-6760 Engineering Dept. Sheri Wamhoff 221-6605 Street Oversizing Coordinator Matt Baker 221-6605 Poudre Fire Authority Ron Gonzales 221-6570 Stormwater Utilities Glen Schlueter 221-6681 Water & Sewer Utilities Roger Buffington 221-6854 Natural Resources Development Planner Kim Kreimeyer 221-6750 Light & Power Doug Martine 221-6700 Transportation Services (planner) Tom Cook 221-6608 Transportation Services (traffic engineer) Eric Bracke 221-6608 Transfort (local bus service) Gaylene Rossiter 224-6195 Park Planning Janet Meisel -Burns 221-6367 COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (00) 221-6750 CURRENT PLANNING DEPARTMENT CommL y Planning and Environmental .vices Current Planning City of Fort Collins February 18, 2000 Mr. Donald D. Leffler Design Development Consultants 2627 Redwing Road, Suite 350 Fort Collins, CO 80526 Dear Mr. Leffler: For your information, attached is a copy of the Staff's comments concerning the Vacant Ground, 9 acres, West of Overland Ridge (Sienna), which was presented before the Conceptual Review Team on February .14, 2000. 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 cc: Eric Bracke, Streets Dept. Stormwater Dept. Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 19. The developer understands that the storm drainage fee for this site is $6,181.00 per acre and is subject to the storm water runoff coefficient and the amount of stormwater detention. Utility, grading, drainage and erosion control plans have been implemented in this application. Additionally, a drainage report is submitted within this application. 20. Onsite detention is implemented within the site design and has been designed for the required 2-year historical release rate. The discharge will be into the Clearview Ponds under the P.V. & L. canal. The Irrigation Company must approve final design. 21. The developer is still working with the City of Fort Collins Storm Water Department to facilitate an improved spillway structure for excessive flows in the P.V. & L. canal. Thus reducing the risk of downstream flooding and enhance the safety and welfare of the surrounding downstream neighborhood. 22. Storm water quality and extended detention is addressed in the drainage study submitted within. 23. Utility plans and street plan & profiles have been implemented in the submittal. Additional right-of-way has been shown for future dedication on the respective drawings submitted. 24. Parking has been changed to facilitate on street parallel parking on the south side of Pleasant Valley road. 25. It is understood there will be a street oversizing fee that will be assessed on a per unit basis and.on a sliding scale based on the square footage of the unit and payable at the time of building permit. 26. A development agreement will be completed with the City of Fort Collins prior final plans being recorded. The developer understands that a Development Construction Permit will be required after recording and before excavation and grading. 27. The developer has chosen to install as many Multi -family alley garages as the site will accommodate. The Multi -family will have rear -loading garages that take access from private drives. Additionally, the Multi -family dwelling units all have primary front entrances and a secondary entrance -facing private drives. All access has interconnectivity with a major walkway spine and is exempt from articles 1 through 3 in Section 3.5.2.E.4 of the City of Fort Collins Land Use Code. 28. The Developer will coordinate with the Qwest (US West), Public Service and AT & T Cable for information pertaining to service connections. 8. All utilities that pass under the P.V. & L. Canal shall be designed within the City of Fort Collins design standards to insure proper crossing and installation methods are followed. 9. It is understood that the City of Fort Collins will provide water and sewer service. There are two 12" diameter water mains in West Elizabeth. The developer shall tap into the City of Fort Foothills Pressure Zone system for service and complete a looping of the system in Pleasant Valley Drive. 10. Sewer and Water service connections in Pleasant Valley Road on the east and west respectively will be utilized to complete the necessary service connections as shown the plans submitted. 11. No additional service is required in the sewer line on the western boundary north of Pleasant Valley Road and no additional lot line adjustments are necessary. 12. The developer recognizes the desire for only one water and sewer service per building. The developer feels that each dwelling unit is serviceable by water meter and sewer connection as shown on the respective plans submitted. 13. The site will be serviced with fire protection from the Poudre Fire Authority. Secondary meetings with the Fire Department have resolved any concerns and resolutions to circulation have been implemented in the plans. 14. A traffic impact study has been performed and submitted with this application. All interior streets feature detached walks with street trees planted in the parkway strip. Internal connectivity for pedestrian and bicycle traffic has been accommodated within this site. See plans for details. 15. A wildlife habitat study was performed on the P.V. & L. Canal and submitted within. 16. The MDG consultant has evaluated preliminary investigation for the site and wildlife habitat and findings of the study are included in the submittal. Additional site meetings with the City of Fort Collins Staff have been performed to further address the P.V. & L. Canal impact and set back buffers. The resolution of the above meetings has been implemented into the plans submitted. 17. The developer will apply for a fugitive dust permit for overlot grading, excavation and construction phase of the project with the Larimer County Health Department. 18. The Developer will assist in setting up in the Homeowners Association, guidelines for the trash service hauler to be consistent with the request of the City of Fort Collins for one single server for trash. PEAK VIEW SUDIVISION A tract of land lying in the Southwest '/< of Section 16, Township 7 North, Range 69 West of the 6"i Principal Meridian, Fort Collins, Larimer County, Colorado Project Development Plan. Sketch Plan Review Comment Response. The existing zoning is L-M-N, and the proposed development site is 9.206 acres. The Developer proposes to build 58 total dwelling units on this site. The density per acre is 6.3 du's/acre. This is within the design guidelines of the existing zoning that allows up 8 du's/acre. Additionally, this site is less than 10 acres in size and is not required to support a private park. 2. Pedestrian and bicycle connection through the development is accommodated by the detached sidewalks for pedestrian traffic and the combination parking and bicycle paths on each side of the internal residential streets as shown on the site plan. Additionally, the developer has implemented a combination pedestrian/ bicycle path on the east side of the multi -family portion of the development to assist in access to Overland Park. 3. The strip of land on the south side of Pleasant Valley Road is proposed open space for access to Overland Park. The developer is proposing to work with the City of Fort Collins Park Department to coordinate the needs of the Parks department in their installation of Pedestrian and Bicycle paths as required. Additionally, the developer request from the Parks Department a temporary grading easement to facilitate the road design and access to Overland Park. r:,;. 4. It is understood that two parkland fees will be assessed for the neighborhood parkland fee and the community parkland fee. The fees will be based on a sliding scale related to the square footage of the dwelling units and due at the time of building permit issuance. 5. It is understood that each dwelling unit will be assessed a Capital Expansion Fee based on a sliding scale related to the size of each dwelling unit. This fee is payable at the time of building permit. 6. The developer recognizes that the site will be served by the City of Fort Collins Light and Power Department. Electrical service will be brought in from Elizabeth Street and or Pleasant Valley Drive respectively. Existing overhead lines abutting the property would have to be placed underground. 7. Underground utilities and services will be closely coordinated with each of the respective agencies. The developer will formally request a waiver from the building set back adjacent to West Elizabeth. Support Documents are included with the formal request within this submittal.