HomeMy WebLinkAboutMOUNTAINS EDGE ANNEXATION & ZONING - 2430 S. OVERLAND TR. - ANX160002 - CORRESPONDENCE - RESPONSE TO CITIZENPre -Submittal Meetinas for Buildina Permits
Pre -Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi -family projects are on track to complying with all of
the adopted City codes and Standards listed below. The proposed project should be in the
early to mid -design stage for this meeting to be effective and is typically scheduled after the
Current Planning conceptual review meeting.
Applicants of new commercial or multi -family proiects are advised to call 970-416-2341 to
schedule a pre -submittal meeting. Applicants should be prepared to present site plans, floor
plans, and elevations and be able to discuss code issues of occupancy, square footage and
type of construction being proposed.
Construction shall comply with the following adopted codes as amended:
20012 International Building Code (IBC)
2012 International Residential Code (IRC)
20012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & [CC/ANSI Al17.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC Chapter 4.
2. Multi -family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential
Provisions.
3. Commercial and Multi -family 4 stories and taller: 2012 IECC Chapter 4 Commercial
Provisions.
Fort Collins Green Code Amendments effective starting 2/17/2014. A copy of these
requirements can be obtained at the Building Office or contact the above phone number.
City of Fort Collins
Building Services
Plan Review
970-416-2341
Page 10 of 10
17. Please be aware of the garage door standards so that garages do not dominate the
streetscape. Where single family lots adjoin two streets or private alleys, please consider
side or rear -loading the garages.
18. Where drainage conveyances are used to direct stormwater, please consider natural
characteristics versus concrete pans.
19. The applicant is encouraged to install soft paths to provide access to the private park.
20. Three new street names will be needed. Be sure that new names are not duplicates (or
phonetic sound-alikes) of any existing street within the local 911 calling area which includes
Larimer County. Street names should be reflective of the local vernacular in order to create
a sense of place and be relatively easy to pronounce and spell. Please refer to
www.larimer.org/streets to check for duplicates.
21. Per the documents submitted, and by averaging the two length and two width dimensions,
the parcel is size is 20.85 acres. In the L-M-N zone district, Section 4.5(D)(2) requires a mix
of housing types such that three housing types are required on parcels containing 20 acres
or more. There are ten housing types to choose from but a single housing type must not
constitute more than 80% or less than 5% of the total number of dwelling units.
22. The L-M-N zone requires that 90% of the dwellings in the project be within one-third of a mile
to either a public park or a neighborhood park. If the park is private, it must be at least one
acre and comply with the other standards in Section 4.5(D)(6).
23. The requirement to provide a local street stub to the north property line is found in Section
3.6.3(F) - "Utilization and Provision of Sub -Arterial Street Connections to and From Adjacent
Developments and Developable Parcels."
24. Regarding the applicant's question about the use of Private Drives or Street -Like Private
Drives, please note that Section 3.6.2(N) states that:
Private drives shall not be permitted if by plan or circumstance such drives would, in the
judgement of the City Engineer, attract through traffic in such volumes as to render such
drives necessary as connections between developments, neighborhoods or other origins
and destinations outside of the development plan.
Staff interprets this standard in such a way as to require that the necessary street stub to the
north be dedicated as a public street.
25. With Bluegrass Drive being an extension of a public street, and with the street stub to the
north required being a public street, it would seem awkward to administer and maintain any
of the remaining internal streets as private drives.
26. Regarding the applicant6s question about the feasibility of replacing the single family
dwellings with either two family dwellings or single family attached dwellings, please note that
greater the divergence between the proposed project and the existing neighborhood (with
regard to housing types, lot sizes, density, etc.), the greater the need to comply with the
compatibility standards found in Section 3.5.1, particularly along the east property line.
27. Minimum required parking for two family dwellings and single family attached dwellings is
subject to the ratios found in Section 3.2.2(K)(1)(a). These ratios are based on the number
of bedrooms per unit, not just on per unit basis.
28. If the project becomes more dominated by two family dwellings and single family attached
dwellings, then the applicant is encouraged to provide pockets of guest parking spaces that
are equally distributed throughout the project.
Page 9 of 10
the Planning and Zuning Board, followed by two readings by %..ty Council. This process
takes approximately four months. While, to a degree, the A & Z process may run
concurrently with the P.D.P., the A & Z process must be completed prior to a public hearing
on the P.D.P.
2. The Conceptual Review application does not make it clear as to exactly what is meant by the
term 6duplex.6 In the L-M-N zone, the proposed use could either of the following:
Dwelling, two-family shall mean a dwelling containing two (2) dwelling units, or Dwelling,
single-family attached shall mean a single-family dwelling attached to one (1) or more
dwellings or buildings, with each dwelling located on its own separate lot. Please clarify.
(Please note that the Land Use Code does not contain the terms duplex or townhome.)
3. The proposed land uses and density are permitted under L-M-N zoning subject to review by
the Administrative Hearing Officer (Type One Review).
4. Although land uses that are permitted per the Administrative Hearing process are not
required to have neighborhood information meeting, staff recommends that a neighborhood
meeting be held so that residents of the Brown Farm become aware that Bluegrass Drive
will be extended west to intersect with Overland Trail.
5. Please note that the alleys will be privately owned and not dedicated to the City of Fort Collins
as public right-of-way and should be labeled as such.
6. All public streets will be required to feature street trees at no greater than 40-foot intervals to
be planted in the parkway. Please contact Light and Power to get a preliminary design of the
street light locations as street trees must be kept at least 40-feet from public roadway
lighting. In order to not have an 80-foot gap, ornamental trees may be placed to within 15 feet
of a public street light. Note that this requirement includes all internal streets as well as
Overland Trail and West Drake Road.
7. Staff recommends that the common area streetscaping along Overland Trail and West
Drake Road be planted in a dense manner, with a series of undulating earthen berms, in
order to attenuate the road noise associated with arterial street traffic.
8. Regarding the eight lots in the cul-de-sac south of Dixon Creek, there needs to be a break
between the side lots lines of two lots in order to provide a bike/pedestrian connection to the
public sidewalk of either Overland Trail or West Drake Road.
9. The same comment applies to the northwest area of the project where a connecting
walkway from the internal streets to Overland Trail will be required.
10. Where the 11 single family lots back onto the Dixon Creek private park, and for the eight
cul-de-sac lots, there needs to be uniform treatment of the rear property lines for
consistency.
11. In the northeast corner, there is a pie -shaped lot that does not extend to the limits of the
project boundary. This leaves an awkward triangle that appears to be inaccessible except to
owners of the subject lot. If this is to be a stormwater detention pond, then access needs to
be provided for maintenance.
12. Is it possible to save any existing trees? Note that any existing tree that is proposed to be
removed must be evaluated by the City Forester per Section 3.2.1(F) and mitigated per the
value of the tree(s).
13. Please note that the park proposed for the southeast area will be private and should be
designated and labeled as such.
14. Please work with the U.S. Postal Service in advance as to the best locations for the cluster
boxes otherwise they may be placed in an area that is unexpected.
15. Where the private alleys terminate at the east and west property lines, there needs to be a
solid screen to block headlights.
16. In order to comply with Section 3.5.2, please a typical building envelope layout for both
housing types that shows compliance with all minimum setback requirements. The Lot
Typicals can also show the street tree locations.
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3. Please contact Light & Power Engineering Department if you have any questions at
970.221.6700. Please reference our Electric Construction, Policies Practices & Procedures
to ensure requirements and policies are met.
http://www.fcgov.com/utilities/business/builders-and-developers
4. Transformer and metering locations will need to be coordinated with Light & Power. It is
recommended to have the electric meters gained on one side (opposite of gas) for the
duplexes. Transformers will need to be within 10' on drive over surface and have an 8'
frontal and 3' side/rear clearance to include landscaping.
5. Secondary services for duplexes will be responsible of developer/electrician to install. Light
& Power will provide service to the transformer and first secondary box (if applicable).
6. Streetlights will need to be placed along public streets. A 40 feet separation on both sides of
the light is required between shaded trees and streetlights. A 15 feet separation on both
sides of the light is required between ornamental trees and streetlights.
Department: Building Inspection
Contact: Sarah Carter, 970-416-2748, scarter(aD-fcgov.com
1. Please schedule a pre -submittal meeting for this project. Pre -Submittal meetings assist the
designer/builder by assuring, early on in the design, that the new commercial or multi -family
projects are on track to complying with all of the adopted City codes and Standards listed
below. The proposed project should be in the early to mid -design stage for this meeting to be
effective. Applicants of new commercial or multi -family projects should call 416-2748 to
schedule a pre -submittal meeting. Applicants should be prepared to present site plans, floor
plans, and elevations and be able to discuss code issues of occupancy, square footage and
type of construction being proposed.
2. Construction shall comply with the following adopted codes as amended:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Fort Collins has amendments to most of the codes listed above. See the fcgov.com/building
web page to view them.
3. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC.
2. Multi -family and Condominiums 3 stories max: 2012 IECC residential chapter.
3. Commercial and Multi -family 4 stories and taller: 2012 IECC commercial chapter.
Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard(cDfcgov.com
1. The parcel will need to be annexed into the City. Per the City's Structure Plan Map, the
zoning will be L-M-N, Low Density Mixed -Use Neighborhood. The Annexation and Zoning
procedure requires an Initiating Resolution by City Council, followed by a recommendation by
Page 7 of 10
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any work
on the site.
12. In accordance with Section 24-95 of the City Code, the Developer is responsible for
constructing the local portion of public street adjacent to the property prior to the issuance of
the first building permit. Improvements to Overland Trail (classified as a 4 lane areterial) will
be required at the time of development of the property. Curb, gutter and sidewalks will need
to be constructed in their ultimate location.
13. All roadways servicing the duplex units would be private drives.
14. Depending on the TIS for the property, additional improvements may be needed on Overland
Trail (center turn lane, right turn lane, etc.). The intersection of Drake Road and Overland
Trail will also need to be looked at to determine what sort of pedestrian ramp is needed.
15. A utility coordination meeting on this site is suggested. Utility coordination meetings if
requested are typically scheduled after the preliminary submittal of the project, but can be
scheduled prior to submittal upon request. Please provide a site plan with preliminary utility
layout for routing with the meeting notice. If you are interested in having a utility coordination
meeting, please contact the development review engineer for scheduling.
16. Refer to LCUASS Table 7-3 for driveway spacing requirements. It appears the driveways for
the homes on Bluegrass off of Overland Trail won't meet the minimum spacing
requirements. Also, verify that the access to the site (Bluegrass Drive) meets the spacing
requirements.
17. All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment permits
shall be made to Engineering Department for review and approval prior to installation.
Encroachment items shall not be shown on the site plan as they may not be approved, need
to be modified or moved, or if the permit is revoked then the site/ landscape plan is in
non-compliance.
18. Any rain gardens within the right-of-way cannot be used to treat the development/ site storm
runoff. We can look at the use of rain gardens to treat street flows — the design standards for
these are still in development.
19. Bike parking required for the project cannot be placed within the right-of-way and if placed
just behind the right-of-way need to be placed so that when bikes are parked they do not
extend into the right-of-way.
20. In regards to construction of this site, the public right-of-way shall not be used for staging or
storage of materials or equipment associated with the Development, nor shall it be used for
parking by any contractors, subcontractors, or other personnel working for or hired by the
Developer to construct the Development. The Developer will need to find a location(s) on
private property to accommodate any necessary Staging and/or parking needs associated
with the completion of the Development. Information on the location(s) of these areas will be
required to be provided to the City as a part of the Development Construction Permit
application.
Department: Electric Engineering
Contact: Todd Vedder, 970-224-6152, tvedder(abfcgov.com
1. New development and system modification charges may apply. A link to our online electric
fee estimator is below.
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-developme
nt-fees/electric-development-fee-estimator?id=3
2. Currently there is single phase power on the southwest and central eastern part of the
development.
Page 6 of 10
development.
6. Our city has an established identity as a forward -thinking community that cares about the
quality of life it offers its citizens and has many sustainability programs and goals that may
benefit your project. Of particular interest may be the:
1. Green Building Program: http://www.fcgov.com/enviro/green-building.php, contact Tony
Raeker at 970-416-4238 or traeker@fcgov.com
2. Solar Energy:
http://www.fcgov.com/utilities/residential/renewables/solar-contractors-resources, contact
Norm Weaver at 970-416-2312 or nweaver@fcgov.com
3. Urban Agriculture: http://www.fcgov.com/developmentreview/urbanagricuIture.php
4. Nature in the City Strategic Plan: fcgov.com/planning/natureinthecity/?
key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213 or
jcharton@fcgov.com
Please consider the City's sustainability goals and ways for your development to engage with
these efforts.
Department: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603, mragasa(a)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. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site
needs to meet ADA standards. If they currently do not, they will need to be reconstructed so
that they do meet current ADA standards as a part of this project.
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/engineering/GMARdStds/UrbanSt.htm
6. This project is responsible for dedicating any right-of-way and easements that are necessary
or required by the City for this project. This shall also include the standard utility easements
that are to be provided behind the right-of-way (15 foot along an arterial and 9 foot along all
other street classifications). Drake Road and Overland Trail would both require the 15'
easements, while all the internal streets will require the 9' easement.
7. Utility plans will be required and a Development Agreement will be recorded once the project
is finalized.
g. The project will be required to connect to and extend Bluegrass Drive west to Overland Trail.
9, A street connection/stub will be needed to the property to the north.
10. A reimbursement for the property�,s Drake Road frontage is due for this project. If paid in
2016 the amount due is $220 per liner foot of frontage, due at the time of the first building
permit.
Page 5 of 10
current code requirc,nents for dead-end roads. Code languag- provided below.
CUL-DE-SACS
> FCLUC 3.6.2(B): Cul-de-sacs are permitted only if they do not exceed 660 feet in length
and have a turnaround at the end with a minimum outside turning radius of 50 feet (100 foot
diameter).
Department: Environmental Planning
Contact: Kelly Kimple, 970-416-2401, kkimple(a)fcgov.com
An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site
possesses characteristics that support its inclusion on the natural habitat and features
inventory map, including Dixon Creek and native upland plains shrubland. The ECS should
addresses the development plan's design in terms of meeting General Standard 3.4.1 (C),
as well as items (a) through (1) under 3.4.1 (D)(1). Please contact me if you would like to
discuss the scope and requirements of the ECS further. Also note that the Ecological
Characterization Study is due a minimum of 10 days prior to the PDP submittal.
The ECS should also address 3.4.1 (F)(2) 6 Connections: If the development site contains
existing natural habitats or features that connect to other off -site natural habitats or features
(Pine Ridge Natural Area), to the maximum extent feasible the development plan shall
preserve such natural connections. If natural habitats or features lie adjacent to (meaning in
the region immediately round about) the development site, but such natural habitats or
features are not presently connected across the development site, then the development
plan shall, to the extent reasonably feasible, provide such connection. Such connections
shall be designed and constructed to allow for the continuance of existing wildlife movement
between natural habitats or features and to enhance the opportunity for the establishment of
new connections between areas for the movement of wildlife.
2. Please note the buffer zone standard of 50' for naturalized storm drainage channels and
isolated patches of native shrubland, as identified in Section 3.4.1(E) of the Land Use Code,
as you proceed with your site design process.
Furthermore, 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.
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.
In regard to LED light fixtures, cooler color temperatures are harsher at night and cause
more disruption to circadian rhythms for both humans and wildlife. Please consider a
warmer color temperature (3000K or less) for your LED light fixtures. Please also consider
fixtures with dimming capabilities so that light levels can be adjusted as needed.
4. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article
3.2.1 (E)(3), requires that you use low -water -use plants and grasses in your landscaping or
re -landscaping and reduce bluegrass lawns as much as possible. Native landscaping is
encouraged as well.
5. The applicant should make note of Article 3.2.1(C) that requires developments to submit a
landscape and tree protection plan, and if receiving water service from the City, an irrigation
plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances
the pedestrian environment". Note that a significant tree is defined as a tree having DBH
(Diameter at Breast Height) of six inches or more. If any of the trees within this site have a
DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan,
City Forester (970-221-6361 or tuchanan@fcgov.com) to determine the status of the
existing trees and any mitigation requirements that could result from the proposed
Page 4 of 10
the northeast corm, if the property. Connection of the channt. from its existing terminus to
this project site would require an easement from the drive-in movie theatre property.
b. In the Spring Creek Basin, Dixon Creek runs through the property and outfalls into an
existing 18" storm pipe that goes under Drake Road.
7. 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/bui lders-and-developers/development-forms-guideli
nes-regulations/stormwater-criteria) Extended detention is the usual method selected for
water quality treatment; however the use of any of the BMPs is encouraged.
8. Low Impact Development (LID) requirements are mandatory on all new or redeveloping
property in the City of Fort Collins. This includes sites required to be brought into compliance
with the Land Use Code. LID is to provide a higher degree of water quality treatment for 75%
of all newly added or modified impervious areas.
9. Standard operating procedures (SOPS) for all onsite drainage facilities (including LID
systems) will be included as part of the Development Agreement. More information and links
can be found at:
http://www.fcgov.com/util ities/what-we-do/stormwater/stormwater-quality/low-im pact-develo
pment
10. Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria regarding
detention drain time will apply to this project. As part of the drainage design, the engineer will
be required to show compliance with this statute using a standard spreadsheet (available on
request) that will need to be included in the drainage report. Upon completion of the project,
the engineer will also be required to upload the approved spreadsheet onto the Statewide
Compliance Portal. This will apply to any volume based stormwater storage, including
extended detention basins and bio-retention cells.
11. There is a final site inspection required when the project construction is complete and the
maintenance is handed over to an HOA or another maintenance organization.
12. The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious
area over 350 sq.-ft., and there is a $1,045.00/acre 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 at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-developme
nt-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.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, )lynxwiler(a)_poudre-fire.orq
1. WATER SUPPLY
A fire hydrant is required within 400' on any residential home as well as on 800' centers. This
condition will be required within the residential subdivision, and an additional hydrant will be
required along Overland Trail to correct a hydrant separation deficiency there. Code
language provided below.
> IFC 508.1 and Appendix B: 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 LANES
Fire access is required to within 150' of all exterior portions of each residence and meet
Page 3 of 10
This project will be inquired to connect into that water main in , Iuegrass Drive and loop
through the site with a secondary connection in either Overland or Drake.
2. There is an existing 8-inch PVC sanitary sewer main that terminates in a manhole near the
southeast corner of this site. There is also an 8-inch sanitary sewer main that terminates in a
manhole near the west end of Bluegrass Drive.
3. The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
4, Development fees and water rights will be due at building permit.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson(a)_fcgov.com
1. The anticipated traffic volume from this development meets the threshold for needing a
Traffic Impact Study. Please have your traffic engineer contact me to scope the study.
2. Work with the engineering department on necessary frontage improvements to Overland.
3, Circulation looks good and the connection to the east will be very nice.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam(a�fcgov.com
1. The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control Materials
need to be submitted at the latest by final material submittal. The erosion control
requirements are in the Stormwater Design Criteria under the Amendments of Volume 3
Chapter 7 Section 1.3.3. www.fcgov.com/erosion Please submit; Erosion Control Plan,
Erosion Control Report, and an Escrow / Security Calculation. If you need clarification
concerning the erosion control section, or if there are any questions please contact Jesse
Schlam 970-218-2932 or email @ jschlam@fcgov.com
2. A drainage report and construction plans are required and they must be prepared by a
Professional Engineer registered in the State of Colorado. The drainage report must be
prepared in accordance with the Fort Collins Stormwater Criteria Manual.
3. This property is situated in two major drainage basins. Canal Importation Basin is located on
the northerly half of the site and Spring Creek Basin is located on the southerly half. The
design of this site must conform to those master drainage basin requirements as well the
Fort Collins Stormwater Criteria Manual.
4. As a part of the Spring Creek Drainage Basin Master Plan, there is a regional detention basin
planned for the west side of Overland Trail. Eventual implementation of this basin may
reduce flows down Dixon Creek, but because the timing of this improvement is unknown,
existing -condition flows should be planned for.
5. Onsite detention is required for the runoff volume difference between the 100-year developed
inflow rate and the 2-year historic release rate. If the developed stormwater design for this
site proposes a drainage basin transfer, the 2-year historic release rate from each basin will
still be upheld. For instance, if you propose to route all stormwater southerly into the Spring
Creek Basin, the 2-year historic release rate from that basin will still be required and you
wouldn't be allowed a larger release from this basin even if you had zero release in the Canal
Importation Basin.
6. Stormwater outfall/tie-in options for this site appear to be the following:
a. In the Canal Importation Basin, there is a City owned and maintained drainage channel in
the Brown's Farm 3rd Subdivision (Brown's Channel). It is located approximately 650' east of
Page 2 of 10
Fort of
March 01, 2016
Kristin Turner
TB Group
444 Mountain Ave.
Berthoud, CO 80513
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov. com
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Re: 2430 Overland Trail - Residential
Description of project: This is a request to construct single-family and two-family dwellings or single
family attached dwellings at 2430 Overland Trail (parcel #9721300003) located at the northeast corner
of Overland Trail and West Drake Road. The proposed P.D.P. would include 21 two-family or single
family attached dwellings and 61 single-family homes. The development would include a small private
park. Bluegrass Drive would be extended west through to Overland Trail. The site is not currently
within City limits and would require Annexation and Initial Zoning into the L-M-N zone per the City's
Structure Plan Map. As proposed, the project would be subject to Administrative Review (Type One).
Please see the following summary of comments regarding the project request referenced 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, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Gary Lopez, 970-416-2338, glopez(a)fcgov.com
1. The structure plan indicates that the property would be a Low -Density Mixed -Use zoning
designation. The proposed housing is permitted though please note your designation of
duplex lots below.
2. The property requires platting.
3. Duplex lots are 2 dwelling units on a single fee -simple lot. If attached housing is to go to the
narrower lots these may be single family attached housing meaning each dwelling is on it's
own fee -simple lot. If that is the case please identify these as single family attached
dwellings and not duplex lots.
Department: Water -Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell(a)fcgov.com
1. There is an existing 20-inch DIP water main in Overland Trail and a 16-inch DIP main in
Drake Road. There is a 6-inch main in Bluegrass Drive that is stubbed at the property line.
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Included in the Mountain's Edge Annexation to the City of Fort Collins." that will take place at the city
council meeting on June 7th?
The result of Second Reading of the two Ordinances is that the parcel will be annexed into the City of Fort Collins, the
zoning will be Low Density Mixed -Use Residential (L-M-N), and that in terms of signage regulation, the parcel will be
placed into the Residential Neighborhood Sign District, which is more restrictive than the commercial zones.
• The neighbors are not opposed to development on this property- The latest concept plan had us
questioning how the proposed number of homes/townhomes will effect the environment: especially in
the areas of water drainage and traffic.
Response: Regarding stormwater management, please refer to comments from Jesse Schlam, Stormwater Engineering,
on pages 2 —4 of the attached Conceptual Review comment letter. Jesse has provided 12 comments that go into
considerable detail as to how the City governs land development with respect to requiring stormwater detention, with a
controlled release rate that equals the historic release rate, directing detained runoff to the proper outfall and making
sure that stormwater is treated for water quality purposes.
• I am also interested in finding a resource for maps and information of the water sheds, storm water - the
history and present- for this property and the surrounding area.
Response: You will see in the Stormwater comments that the site lies in two drainage basins: Canal Importation Basin to
the north and the Spring Creek Drainage Basin to the south. Both basis have a Master Plan. Any development of the
subject site is required to comply with the requirements in each basin. For further information, please contact Jesse
Schlam, and his contact information is provided in the letter. Please note that during the summer construction season,
Jesse is often out in the field performing site inspections. As alternate contact, please feel free to contact Heather
McDowell, 224-6065, hmcdowell@fcRov.com
Please let me know if you have any further questions.
Ted
Ted Shepard, Chief Planner, 221-6343
Thank -you for taking the time to respond.
Natalie Shrewsbury ( 828-899-1915)
0
Ted Shepard
From:
Sent:
To:
Subject:
Attachments:
Good morning Natalie:
Ted Shepard
Tuesday, May 31, 2016 9:59 AM
'Natalie Shrewsbury'; Sarah Burnett
RE: Questions re: Zoning Annexation Process
24300verlandTra i I.cr. rtf
Thank you for your message and questions. I've provided responses below. Also, I'm attaching the Conceptual Review
comment letter because several of your questions are addressed by various City staff in this letter.
Ted Shepard
Chief Planner
City of Fort Collins
970-221-6343
From: Natalie Shrewsbury [mailto:econatsCalgmail.coml
Sent: Sunday, May 29, 2016 9:04 AM
To: Sarah Burnett
Cc: Ted Shepard
Subject: Questions re: Zoning Annexation Process
Greetings Sarah and Ted,
I hope you had a fun filled weekend!
I wrote earlier with questions about the 2430 Overland Tr site- Since then there have been a few of us who have
gotten together to research and discuss the concept plans developed. We have a few process questions that we
need clarified.
• In the process of Annexation and zoning- What designation has occurred- Has it been officially zoned
residential yet? Is this property officially in Ft Collins City limits?
Response: There are four public hearings for an Annexation and Zoning. Mountain's Edge has completed three of these
four. The final hearing by City Council is referred to as Second Reading of the Annexation and Zoning Ordinances and is
scheduled for Council's regular meeting next Tuesday, June 7". Upon passage at Second Reading, the parcel will be
officially within the City of Fort Collins.
• If the property zoning and annexation has not been changed- What are the steps or process that will take
place now.
Response: In terms of the next step, the ball is in the applicant's court. The applicant has indicated that he intends to
move forward in which case he will contact the Planning Department to set up a neighborhood information
meeting. Should the applicant elect to move forward, the neighborhood meeting will include a notification letter sent to
property owners within 1,000 feet of the property as well as a posting of a sign on the property.
What are some potential results of the City Council's second reading of " Ordinance No. 070, 2016,
Amending the Zoning Map of the City of Fort Collins and Classifying for Zoning Purposes the Property