HomeMy WebLinkAboutSPRING CREEK FARMS NORTH FOURTH FILING - PDP - PDP130014 - CORRESPONDENCE - (5)6. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applicabons.php.
7. The request will be subject to the Development Review Fee Schedule that is available in the Community
Development and Neighborhood Services office. The fees are due at the time of submittal of the required
documents for the appropriate development review process by City staff and affected outside reviewing
agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal.
B. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970.221.6603, agingerich(lfcgov.com
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project.
7. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
6. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
9. The cul-de-sacs shown on the site plan will need to be designed to allow for room to park (1) on street
vehicle per residence in the Cul-de-sac without blocking any driveways.
10. At the time of construction Joseph Allen Drive will be constructed so all curb cuts, utility service cuts, etc.
will charged at triple street cut fees. Applicant may want to consider a complete overlay of Joseph Allen
depending on the amount of cuts and fees.
Department: Electric Engineering
Contact: Alan Rutz, 970.224.6153, arutzna fcgov.com
1. Electric development charges will apply.
Current Planning
Contact: Jason Holland, 970.224-6126, iholland(a)fcgov.com
1. A Modification of Standard will be required for an increase in secondary uses above the 25% maximum in
the Employment zone. A Modification of Standard will also be required for a reduction in density below
the required minimum of 7 d/u acre in the Employment zone.
2. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public
hearing. The applicant for this development request is required to hold a neighborhood information
meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get
feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing.
Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other
City staff, would be present to facilitate the meeting.
3. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color
coded Flowchart with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
4. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code
(LUC), including Article 3 General Development Standards. The entire LUC is available for your review on
the web at http://www.colocode.comiftcollins/landuse/begin.htm.
5. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard
Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of
the LUC for more information on criteria to apply for a Modification of Standard.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416.2869, jlvnxwiler(a)poudre-fire.org
1. WATER SUPPLY
Fire hydrants must be the type approved by the water district having jurisdiction and the Fire Department.
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
Residential requirements: Within the Urban Growth Area, hydrants to provide 1,000 gpm at 20 psi residual
pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter.
2. FIRE LANE SPECIFICATIONS
In addition to the design criteria already contained in relevant standards and policies, any new fire lane
must meet the following general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
3. CUL-DE-SACS
Cul-de-sacs are permitted only if they have a turnaround at the end with a minimum outside turning radius
of 50 feet (100 foot diameter).
FCLUC 3.6.2(B)
Department: Environmental Planning
Contact: Lindsay Ex, 970.224.6143, lexna fcgov.com
With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3),
requires that you use native plants and grasses in your landscaping or re landscaping and reduce
bluegrass lawns as much as possible. Reveille Bluegrass is one option for having bluegrass lawns and
using less water.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970.221.6603, agingerich(@fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Baker at 224-6108 if you have any questions.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks,
curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced
or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of
completed improvements and/or prior to the issuance of the first Certificate of Occupancy.
4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning
for their requirements as well.
5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at:
hftp://www.larimer.org/engineering/GMARdStds/UrbanSt,htm
I
Department: Stormwater Engineering
Contact: Glen Schlueter, 970.224-6065, gschlueter(&fcgov.com
A drainage and erosion control report and construction plans are required and they must be prepared by
a Professional Engineer registered in Colorado. The drainage report must address the four -step
process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage
facilities need to be prepared by the drainage engineer and there is a final site inspection required when
the project is complete and the maintenance is handed over to an HOA or another maintenance
organization. The erosion control requirements are in the Stormwater Design Criteria Section 1.3.3. If
you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse
Schlam at 224-6015 orjschlam@fcgov.com.
2. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate
and the 2 year historic release rate. The rate and volume have preliminarily been determined and a
detention pond is to be constructed on the park site that was approved on the Spring Creek Farm 3rd
Filing plans.
3. Water quality treatment is also required as described in the Urban Storm Drainage Criteria Manual,
Volume 3 - Best Management Practices (BMPs).
(http://www.udfcd.org/downloads/down_critmanual_vollll.htm) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
4. The Stormwater Utility anticipates that City Council will be approving new Low Impact Development (LID)
requirements that will go into effect in mid February 2013. Please contact Basil Hamdan at 224-6035 or
bhamdan@fcgov.com for more information. The present draft requires that 50% of the new impervious
area must be treated by an LID method and 25% of new parking lots must be pervious.
5. The drainage outfall for the site is in the SE corner of the site. Previous drainage studies have
documented the release rate for the various portions of this site.
6. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.14671sq.ft.) for new impervious
area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.ft.) review fee. No fee is charged for
existing impervious area. These fees are to be paid at the time each building permit is issued.
Information on fees can be found on the City's web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow
required before the Development Construction permit is issued. The amount of the escrow is
determined by the design engineer, and is based on the site disturbance area, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Design Criteria.
7. The design of this site must conform to the drainage basin design of the Foothills Basin Master Drainage
Plan as well the City's Design Criteria and Construction standards.
Department: Park Planning
Contact: Craig Foreman, 970-221.6618, cforeman(a)fcgov.com
1. 1. 117/2013: No comments
Department: Zoning
Contact: Noah Beals, 970-416.2313, nbeals(a)fcgov.com
or gathering place at least 10,000 sq ft that is publicly accessed (see section for further details).
3. LUC 4.5(D)(1)(a) For projects less then 20 acres the minimum density for a residential use is 3 dwelling
units per net acre.
LUC 4.5(E)(3) The maximum height of residential building is 2.5 stories.
LUC 4.5(D)(3) At least 90% of the dwellings have to be with three-quarters of mile of a Neighborhood
Center.
LUC 4.5(D)(6) At least 90% of the dwellings are required to be within one-third of a mile to a publicly
accessed 1 acre park.
LUC 4.5(E)(1)(b) If a block face is over seven hundred ft long, then walk -ways connecting to other streets
shall be provided.
4. LUC 3.5.2(D)
Setback from non -arterial street is 15 ft
Setback for side and read lot lines is 5ft
Setback for garage doors is at least 20ft from back side of sidewalk. Also LUC 3.5.2(E) Garage
standards do apply.
Minimum lot width for single family detached is 50ft
5. LUC 3.2.1 This section requires a lanscape plan
Department: Water -Wastewater Engineering
Contact: Roger Buffington, , rbuffinctton(a)fcaov.com
1. Existing water mains and sanitary sewers in this area include an 8-inch water main and an 8-inch sewer in
Joseph Allen
2. Existing water mains and sanitary sewers in this area include an 8-inch water main and an 8-inch sewer in
Joseph Allen
3. Any waterlsewer lines stubbed into this site must be used or abandoned at the main.
4. Any water/sewer lines stubbed into this site must be used or abandoned at the main.
5. Development fees and water rights will be due at building permit.
6. Development fees and water rights will be due at building permit.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970.224.6065, gschlueter(afcgov.com
Fort Collins
January 17, 2013
Terence Hoaglund
Vignette Studios
PO Box 1889
Fort Collins, CO 80522
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760
970.224,6134 - fax
fcgov com
Re: Spring Creek Farms Single Family
Description of project: This is a request to develop 75 single family units on Parcel Al and the western
portion of Parcel C of the Spring Creek Farms Overall Development Plan (ODP), located west of Joseph
Allen Drive. Parcels Al and C of the ODP correspond to parcel#s 87194-23-002 & 87194-23-004
respectively. Parcel Al is located in the Low Density Mixed -Use Neighborhood District (L-M-N) and Parcel C
is located in the Employment (E) Zone District. Single family detached dwellings are subject to Planning &
Zoning Board (Type 2) review in the Employment zone district.
Please see the following summary of comments regarding the project request referrenced above. The
comments offered informally by staff during the Conceptual Review will 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 have any questions regarding these comments or the next steps in
the review process, you may contact the individual commenter or direct your questions through the Project
Planner, Jason Holland, at 970-224-6126 or jholland@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Noah Beals, 970.416-2313, nbeals&,fcoov.com
Land Use Code (LUC) 4.5(13)(2)(a)l. In the LMN zone district single family detached dwellings are a
permitted use subject to a Type 1 review.
LUC 4.27(B)(3)(a)1.Single Family detached dwellings on lot containing no more than 6,000 sq ft is
permitted use in the Employment (E) zone district subject to a Type 2 review.
Because a portion is subject to Type 2 review the whole project will be reviewed as a Type 2.
2. LUC 4.27(C)(2)(d) Residential uses are considered secondary uses in the E zone district. Therefore only
25% of the portion of the project that is in the E zone district can be residential. THe proposal is showing
100% of the E zone district to be residential this would require a modification.
4.27(D)(5) In the E zone district the density requirement is 7 units per net acre.
4.27(D)(7) 90% of the dwellings are required to be within quarter mile and have Access to a park feature