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HomeMy WebLinkAboutPINNACLE TOWNHOMES - PDP - 34-00A - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW4. Water & Wastewater Utility a. Items noted. b. The existing sanitary sewers are centered within 20' easements (10' on either side of the mains). An additional 4' of easement of shown on the north side and 6' on the south side of the existing easements. This provides for a total 30' wide easement. c. Item noted. d. Item noted. e. Item noted and all required fees will be paid at the time of building permit issuance. 5. Natural Resources a. A natural areas report (4 copies) is enclosed with this submittal. b. The average building setback exceeds the required 100' from the edge of the natural areas with greater than 80% exceeding the minimum. The requirement has been discussed with Kim Kreimeyer on several occasions and at that time she agreed to the site plan design with the average setback exceeding the 100'. c. Item noted. d. Trash enclosures are shown of the site plan and the developer will work with a single trash hauler for the project to determine the appropriate size for the dumpsters and prepare a recycling program. e. See above. f. A landscape plan showing turf types and plant materials is enclosed with this submittal. g. A fugitive dust permit will be applied for at the time of construction. 6. Fire Department a. We have worked extensively with Ron Gonzalas at the Poudre Fire Authority and believe we have addressed all of Ron's comments. 7. Light and Power a. Item noted. b. If the existing electric vault is required to be relocated, this will be done at the time of development. c. Item noted and all required fees will be paid for at the time of development. 8. Transportation a. A Traffic Impact Study is included with this submittal. Six copies are enclosed. b. An 8' concrete walk has been shown on the site plan along Prospect connecting to the existing attached walk. Also, an additional 7.5 feet of public ROW has been shown on the site plan. This ROW will be dedicated to the City at the time of final platting. The applicant has had additional conversations with the engineering department (Eric Brakke) and it is his understanding that additional improvements to Prospect will not be required at this time. c. A 5' walk is shown on the site plan that connects Prospect to the Spring Creek trail. A public access easement will be shown on the Final Plat for this walk. d. As shown on the site plan, all existing drive cuts will be eliminated with the exception of the one to the furthermost west. With the final phase of development, this drive cut will be restricted to emergency access only. 9. Historic Preservation a. It is proposed that the existing home on the west side of the site will remain in its current condition. 10. Park Planning a. Item noted and all required fees will be paid at the time of building permit issuance. 2 Pinnacle Townhomes Conceptual Review Issues July 12, 2001 Note that a copy of the Conceptual Review Letter of March 17, 2000 is attached. 1. Zoning Department a. Noted b. Project is less than 20 acres c. The gross density of the project is less than 8 du/ac., it is 7.62 du/ac. d. The project is less than 30 acres, but we still have a mix of 3 different housing types. e. The project is less than 10 acres but Indian Hills Park is located within 1/3 mile of the site. f. All setbacks conform to Section 3.5.2(10) g. Noted h. The project conforms to the parking standards in section 3.2 of the Land Use Code. 2. Stormwater Utility Department a. Noted b. Noted c. An overall drainage report is included with this submittal as well as a revised floodplain report. d. Item noted and is addressed at the time with the Drainage Study/Report. e. This will be provided if required. f. Item noted and a copy of Resolution 86-60 granting this easement is attached. g. An updated floodplain report has been prepared. Four (4) copies of this report are included with this submittal. h. As per the site plan, two buildings would encroach into the floodplain. Both of these buildings would be constructed as slab on grade and be elevated a minimum of 18" above the 100 year floodplain elevation. All required permits and elevation certificates will be applied for at the time of construction of these buildings. 3. Engineering Department a. Noted and all required fees will be paid for at the time of building permit issuance. b. Public street stubs have been shown on the site plan to both the east and west properties. c. An additional 7.5 feet of public ROW has been shown on the site plan. This ROW is being dedicated to the City with the final plat. Also, the applicant has had additional conversations with the engineering department and it is his understanding that additional improvements to Prospect will not be required at this time. d. A Traffic Impact Study is included with this submittal. Six (6) copies are enclosed. e. Items noted and we believe all private drives comply. f. These items are typically provided at the time of Final Compliance review. g. Noted h. All required street cut permits will be applied for at the time of development. i. An 8' concrete walk has been shown on the site plan along Prospect connecting to the existing attached walk to the east and west. Also, a 5' walk is shown on the site plan that connects Prospect to the Spring Creek trail. c. Work with Park Planning when designing how the stormwater crosses the trail. d. The trail must be buffered with landscaping to give a more natural transition between this project and the trail. 11, Current Planning: a. Refer to Section 3 (General Development Standards), and Section 4.4 (LMN Zoning District) in the Land Use Code for the standards that apply to your propose development. The Land Use Code is available to view on the internet at www.ci.fort-collins.co.us/CITY HALL/CODES. b. As per Section 3.6.3(F) of the LUC, your development plan shall provide for future public street connections to adjacent developable parcels by providing a local street connection spaced at intervals not to exceed 660' along each development boundary that abuts potentially developable or redevelopable land. c. There are length restrictions and articulation requirements for rear walls of multifamily garages. d. Section 3.5.2(C)(1) of the Land Use Code requires that every front entrance to a dwelling unit face street or a connecting walkway with no primary entrance more than 200 feet from a street sidewalk. This is a major comment regarding the layout of the project. e. Section 3.5.2(E) of the LUC specifies garage standards that all street facing garage doors must satisfy. f. Guest Parking is needed throughout the site. g. Street trees will be require along all public or private streets. h. The Spring Creek Trail must be adequately buffered with setbacks and a dense vegetative screen. Because of the history of the former tree grove that was once on this property, the caliper of the trees in the buffer should be a minimum of three to four inches. M b. A 100 foot setback is required from the edge of the channel or riparian corridor of Spring Creek. c. If there any prarie dogs on site, they will have to be relocated or humainly eraticated. d. If you integrate multi -family housintg onto the site, trash enclosures should accommodate recycling containers of sufficient size to accommodate the type of recycling appropriate for the building use (cardboard, cans, plastics, etc.), and dumpsters must be enclosed within a fenced or walled area. e. We ask that a single trash hauler be used to minimize traffic impacts. f. Native grasses and plant materials should be used wherever appropriate, and bluegrasses should be minimized. g. If construction lasts for more than 6 months, you will have to file a permit for fugitive dust control with Lorimer County. 6. Fire Department: a. Contact Ron Gonzales from the Poudre Fire Authority for any specific fire code requirements. 7. Light and Power: a. There is existing electric along Prospect. b. An existing oval vault along Prospect may need to be moved with your proposed design, it can be moved at developer's cost. c. Normal development fees apply. 8. Transportation: a. A Traffic Impact Study is required. b. Pedestrian and parkway standards must be met along Prospect. c. The sidewalk network of this site must connect to Spring Creek Trail, and allow those people on adjacent properties the ability to access the trail through this site in a public access easement. d. Consolidate access points to Prospect with all acquired properties. 9. Historic Preservation: a. If there are any structures over 50 years old on the site, call Karen McWilliams in the Advance Planning Department to determine if they have any historical significance. 10. Park Planning: a. The neighborhood and community parkland fees are based on square footage of each unit, and are due at the time of building permit. b. A trail connection must be coordinated with the Park Planning Department. 4 properties in the flood fringe area. Please contact Marsha Hilmes-Robinson for detailed floodplain requirements. Her phone number. is 224-6036. 3. Engineering Department: a. Street Oversizing Fees are $901/unit for townhomes. Check with Matt Baker for the specific amount of this fee for your project. b. Need to provide public street stubs to adjacent properties (east - west). c. Additional right-of-way will need to be dedicated along Prospect, and it will be required to be improved to arterial standards. d. The project will require a Traffic Impact Study (TI5) that addresses site access, and all modes of transportation including automobile, bicycle, pedestrian, and transit. Contact Kathleen Reavis for the pedestrian/bicycle scope of the report, Eric Bracke for the automobile scope, and Gayleene Rossiter for the transit scope. e. Any private drives will need to meet the private drive standards section 3.6.2(L) of the LUC. f. You will be required to have a Development Agreement, a Development Construction Permit, and Utility Plans. g. More specific comments will be provided at time of submittal. h. A street cut permit will need to be acquired for new access points and the closing of old access points. i. Sidewalks must connect to existing sidewalk network, and must allow properties north of this site pedestrian and bicycle access through this site to get to the Spring Creek Trail. 4. Water & Wastewater Utility: a. Ex. Mains: 8-inch water and 6-inch sewer in Prospect; Two 24-inch sanitary sewers in easement along 5 edge of site. b. Provide easements 15 feet each side of the existing sewers that cross the property. c. When connecting to the existing trunk sewers, it is desirable to match invert of the proposed sewer to the crown of the existing sewer. If this is not possible, match the crowns of the two sewers. d. The water conservation standards for landscape and irrigation will apply. e. Plant Investment Fees and water rights will be due at time of building permit. 5. Natural Resources: a. Because this site is shown on the Natural Areas and Features Map as being grasslands, an ecological characterization study will need to be provided in accordance with section 3.4.1(D), including wetland deliniation, habitats, ute lady orchids, prebels meadow jumping mouse, etc. 3 COMMENTS: 1. Zoning Department: a. The project is located in the LMN zoning district. b. If the project is 20 or less, there is no minimum density required. If the project is more than 20 acres, the minimum density is 5 dwelling units per net acre. c. The maximum density allowed is 8 dwelling units per gross acre. d. Setbacks must be provided in accordance with section 3.5.2(D) of the Land Use Code. e. As long as the project is under 30 acres, there is no requirement for a mix of housing types. f. If the project is 10 acres or more, a neighborhood park must be within 1/3 of a mile of 90% of the project's dwelling units. g. The maximum height is 2 z stories. h. The project must satisfy the parking standards in section 3.2 of the Land Use Code. 2. Stormwater Utility Department: a. This site is located in the Spring Creek drainage basin where the new development fee is $2,175/acre which is subject to the runoff coefficient reduction. b. The site is in inventory grid #9K. c. The standard drainage and erosion control reports and plans are required and they must be prepared by a professional engineer registered in Colorado. d. Onsite water quantity detention would not be required if the site runoff peak beats the peak of Spring Creek. Also, the outfall system would then need to be designed for the 100 year developed runoff. e. Onsite water quality extended detention is required to treat the runoff. f. The outfall system needs to be piped under the bike path to the low flow channel of Spring Creek. This outfall would need to be in an easement. One is shown on the old Pinnacle plans but it would need to be documented that it is a recorded easement. g. The Stormwater Master Plan section has updated the hydrology but the hydraulic model (HEC-2) has not been updated and mapped. There are no plans for City staff to do this in the near future so the design engineer would have to update the model and map the new flow rates on Spring Creek. h. Spring Creek has a floodway/flood fringe determination so some structures could be in the flood fringe area. They would have to be elevated 18" above the 100 year floodplain elevation. The lowest floor elevation is considered to be the bottom of the crawl space and no basements are allowed. A floodplain use permit and elevation certificates would be required for 2 CONCEPTUAL REVIEW STAFF COMMENTS ICity of Fort Collins MEETING DATE: March 13, 2000 ITEM: 42 Residential single family residential units on the Property formerly called the Pinnacle PUD on East Prospect Road. APPLICANT: Russell C. Wells Anchor Development Corporation 1083 Wild Cherry Lane Fort Collins, CO 80521 LAND USE DATA: The project will use the entire site of the expired Pinnacle PUD, plus possibly one or two lots to the west as well. The property abuts the Spring Creek on the south. DEPARTMENTAL CONTACTS: Current Planning- Troy Jones 221-6750 Zoning Department- Jenny Nuckols 221-6760 Engineering Department- Tim Blandford 221-6605 Street Oversizing Coordinator- Matt Baker 221-6605 Poudre Fire Authority- Ron Gonzales 221-6570 Stormwater Utility- Glen Schlueter 224-6065 Water & Sewer Utilities- Roger Buffington 221-6854 Natural Resources Development Planner Kim Kreimeyer 221-6750 Light and Power Alan Rutz 221-6700 Transportation Services (ped. & transit) Kathleen Reavis 224-6140 Transportation Services (traffic) Eric Bracke 224-6062 Transfort (local bus service) Gaylene Rossiter 224-6195 Park Planning Craig Forman 221-6618 Historic Preservation Karen McWilliams 224-6078 COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 CURRENT PLANNING DEPARTMENT Commum - Planning and Environmental S ices Current Planning ,.ty of Fort Collins Russell C. Wells Anchor Development Corporation 1083 Wild Cherry Lane Fort Collins, CO 80521 March 17, 2000 Dear Mr. Wells; For your information, attached is a copy of the Staff's comments concerning the redesign of the Pinnacle PUD site presented before the Conceptual Review Team on March 13, 2000. 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 221-6750. Sin erely, �V Tr y . Jo es City Planner cc; Brian Shear Eric Bracke, Streets Department Stormwater Department Project Planner File 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 b. A 5' walk is shown on the site plan that connects Prospect to the Spring Creek trail. A public access easement will be shown on the Final Plat for this walk. c. Item noted and again, this will be done at the time the Final Utility Plans are prepared. d. The trail will be buffered with trees and shrubs as shown on the landscape plan. 11. Current Planning a. We believe the PDP complies with Sections 3 and 4.4 of the Land Use Code. b. Public street stubs have been shown on the site plan to both the east and west properties. With Spring Creek to the south, we do not believe a future street connection is warranted. c. Item noted and we believe the building complies with the code. d. As per the PDP, all units meet the 200' walk connection requirement. e. As per the PDP Site Plan, there are no garages fronting on any public street. f. Guest parking is provided for throughout the project as well as along the public street (Robertson Street and Meadowlands Lane). g. Item noted and these are shown in the Landscape Plan. h. As per the Landscape Plan, the trail is buffered with trees and shrubs and there are many trees that are 3" caliper, larger than the City's 2" minimum requirement.