HomeMy WebLinkAboutTIMBERVINE PDP - PDP140002 - CORRESPONDENCE - (4)6. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for
Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not
required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify
your neighbors of the proposal, please let me know and I can help you in setting a date, time and location
for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups
that may occur later in the review process.
7. 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.
B. 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.com/ftcollins/landuse/begin.htm.
9. 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.
10. Please see the Submittal Requirements and Checklist at:
hftp://www.fcgov.com/developmentreview/appliGations.php.
11. 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.
12. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
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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:
http://www,larimer.org/engineehng/GMARdStds/UrbanSt.htm
6. Utility plans will be required and a Development Agreement will be recorded once the project is finalized.
7. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
8. This project is responsible for dedicating any right-of-way and easements that are necessary for this project.
Mackinac Street appears to have less right of way than the local standard of 51'. All streets within this
project will be required to meet our minimum right of width standards. It appears that Right of Way will be
required from the subdivision to the south in order to take access onto International as shown on the sketch.
9. Sidewalk should be detached in this project and meet our standard cross sections for local streets.
The Dry Creek Subdivision takes its single point of access off of International Boulevard and this project is
proposing to take access off of International and through Dry Creek which also takes access off of
International which results in only a single point of access. Please discuss with Poudre Fire Authority about
access into the site.
Department: Electric Engineering
Contact: Justin Fields, 970-224-6150, ifieldsOfcaov.com
1. Electric development charges will apply. An estimator for these charges is available at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees/electric
-development-fee-estimator.
2. Coordinate service locations with Light and Power Engineering, 970-221-6700.
3. All shade trees must maintain 40 feet of clearance with streetlights and ornamental trees must maintain 15
feet of clearance with streetlights. Contact Light and Power engineering for the streetlight design.
Current Planning
Contact: Pete Wray, 970-221.6754, pwravdfcaov.com
1. The site is located in the Low Density Mixed -use Neighborhoods (LMN) Zone District. Single-family
detached dwellings and two-family dwellings are subject to Administrative (Type 1) review in the LMN Zone
District. The overall minimum average density of 4.0 dwelling units per net acre of residential land. The
proposed density of 4.51 falls within the range allowed in LUC.
2. The proposed project is located within the East Mulberry Corridor Plan, designated LMN, the property to
the south is designated Employment.
3. International Blvd. is classified as a minor arterial, that connects to Timberline Road (4-Ln./6-Ln. Arterial). -
see Engineering Comment.
4. If a street connection to Dry Creek subdivision north of Macinac St. is not feasible, a pedestrian connection
in lieu of shall be provided.
5. Proposed loop trail should include stub -out for future connnection to International Blvd. and planned trail
nettwork to the south.
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5. SPECIAL SITE CONDITIONS
Only one point of access is currently available and a second point of access is not proposed or considered
possible at this point in time. This is an pre-existing condition particular to the site and it is PFA's belief that
the proposed subdivision will only improve the current problem by increasing traffic connections to the
neighborhood to the west and move the single point of fire access closer to Timberline Rd. Therefore, PFA
will accept the current condition of the site and allow the project to proceed with only one point of access.
Department: Environmental Planning
Contact: Lindsay Ex, 970.224.6143, lex(D.fcgov.com
1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a
known natural habitat (ditches and wet meadows). Please note the buffer zone standards range from 50 -
100' for these features, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site
design process.
Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP
submittal.
2. Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing
landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that
your ECS discusses the existing vegetation and identifies potential restoration options. If it is determined to
be insufficient, then restoration and mitigation measures will be required.
3. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural
areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the
parking areas or other site amenities shall not spill over to the buffer areas.
4. 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.
5. Please be aware, the creation or enforcement of covenants that prohibit or limit xeriscape or drought -tolerant
landscapes, or that require primarily turf -grass are prohibited by both the State of Colorado and the City of
Fort Collins.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerichgbfcgov.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.
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Superintendent (970)352-uz22, Rodney Nelson as President, (970)482-4108, PO Box 104, Lucerne Co
80646, and Dale Trowbridge as the Office Manager (970)352-0222.
7. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq -ft.) for new impervious area
over 350 sq.-ft., and there is a $1,045.00/acre ($0.0241sq.-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/utlities/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 Manual.
8. The design of this site must conform to the drainage basin design of the Dry Creek Master Drainage Plan as
well the Fort Collins Stormwater Criteria Manual.
Department: Fire Authority
Contact: Jim Lynxwiler, 970.416.2869, ilynxwiler0poudre•fire.orcl
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. 2006
International Fire Code 508.1 and Appendix B
2. GENERAL FIRE LANE AND ACCESS 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.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for
turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet
outside.
2006 International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006
and Local Amendments.
The same emergency access road standards shall apply to alley loaded lots.
3. SINGLE FAMILY ATTACHED
Attached single family homes to be fire separated or sprinklered.
4. PREMISE IDENTIFICATION
New and existing buildings shall be plainly identified. Address numbers shall be visible from the street
fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting
background.
2006 International Fire Code 505.1
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1. Traffic: A TIS will be required. The chosen Traffic Engineer will need to contact Ward Stanford to schedule a
scoping session.
2. Traffic: The TIS will need to evaluate the Lemay and Vine intersection. The intersection is approaching failing
LOS standards.
3. Traffic: The TIS will need to evaluate the Timberline and International intersection and may need to evaluate
the Timberline and Vine intersection.
4. Traffic: Traffic Operations will be looking at sight distance aspects of roadway alignments and landscaping
design.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224.6065, gschlueter(&fcaov.com
A drainage report, 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 report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3,
Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact
the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.
2. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate
with the 2 year historic release rate. In the Dry Creek basin the two year historic release rate is 0.2 cfs/acre.
3. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as
described in the Fort Collins Stormwater Manual, Volume 3 - Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations/
stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the
use of any of the BMPs is encouraged.
4. Low Impact Development (LID) requirements went into effect March 11, 2013. These require a higher
degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be
pervious. Please contact Basil Harridan at 224-6035 or bhamdan@fcgov.com for more information. There is
also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm?
goback=. gde_4605732_member_219392996.
LID design information can be found on the City's web site at:
http://www,fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations/
stormwater-criteria.
5. The drainage outfall for this site is going to be the most difficult issue for the drainage system design. The
design engineer will have to confirm this but it appears it drains south across platted property that is not
developed yet. Then it eventually drains into the medians of International Blvd. and outlets onto another
undeveloped parcel before it gets to the Dry Creek channel north of Mulberry St. With development there
will be an increase in runoff volume which means easements will be needed from all the properties between
the site and the channel built by the City Stormwater Utility.
6. There is also the Lake Canal Reservoir Company ditch that runs along the eastern property line.
Development is not allowed to drain into irrigation canals. In addition the ditch company will need to
approve the construction plans and may have other requirements such as an easement and access along
their ditch. The contact information from the Larimer County web site lists Don Magnuson as the
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Cf
Fort Collins
September 20, 2013
Craig Russell
Russell + Mills Studios
141 S. College Ave, Suite 141
Fort Collins, CO 80525
Re: Vine Dr & Timberline Rd - Single Family
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgovcom
Description of project: This is a request to create single family lots located on land south and west of the Timberline
Road and Vine Drive intersection (Parcel# 87082-00-048). The overall site is 39.5 acres and would contain 168 single
family lots in four housing types. The site is located in the Low Density Mixed -Use Neighborhood (L-M-N) Zone
District. Single family homes are subject to Administrative (Type 1) review in the LMN 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, Pete Wray, at 970-221-6754 or
pwray@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Gary Lopez, 970.416.2338, gloaezfflcaov.com
1. Will there be ped. access from the street sidewalks to the trail?
2. A subdivision entry sign can only be placed on common property of the proposed subdivision. In other
words the entry sign cannot be placed at the International/proposed n-s road (leading your subdivision)
intersection.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970.221-6854, rbuffington(cKcaov.com
Water and wastewater services in this area are provided by the ELCO Water District and the Boxelder
Sanitation District.
Department: Transportation Planning
Contact: Ward Stanford - Traffic, ,
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