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HomeMy WebLinkAboutMAPLE HILL, PHASE ONE - PDP - 29-00A - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW19. There should be direct sidewalks connecting the multi -family area to the trail. Acknowledged. 20. There is a north -south local street that intersects C.R. 52 close to the intersection of C.R.11. This may require a raised median in C.R. 52 to prevent left turns in and out of this local street. Acknowledged. TST, Inc will rely on the information provided by the Traffic Impact Study (TIS) prepared by Mr, Matt Delich, PE. For any raised median requirements. 21. There are two Parks and Recreation fees collected at the time of building permit issuance. Please refer to the hand-out. One is for neighborhood parks and one is for community parks. All fees are adjusted annually. For further information, please contact Jeff Lakey, 221-6351. Acknowledged. 22. A fugitive dust permit will be needed from Larimer County Health Department prior to overlot grading. If prairie dogs are on the property, they must be relocated or humanely eradicated. A single trash hauler for the entire project is recommended. In the multi- family area, be sure to set aside sufficient land area for trash enclosures that are sized for both dumpsters and containers for recyclable materials. For further information regarding natural resources issues, please contact Tara Williams, 221-6750. Acknowledged. 23. Staff understands that you have already met with the residents to the west whose properties front on C.R. 11 that have resulted in some plan changes. Because of this effort and because the project is a Type One review, another neighborhood meeting is voluntary. The applicant has met and addressed issues from the residents. No additional neighborhood meeting(s) are anticipated at this time. 13. The Street Oversizing Fee is $1,624 per single family dwelling and $1,120 per multi- family dwelling payable at the time of building permit issuance. Also, please be aware of the Larimer County Road Improvement Fee. These fees are adjusted annually. For further information regarding these fees, please contact Matt Baker, 221-6605. Acknowledged. 14. A Development Agreement is required to be recorded along with other final documents. This Agreement spells out exactly which -party is responsible for the construction of public improvements necessary to serve this proposal. A Development Construction Permit is required prior to beginning work on the site. The Utility Plans must be in final form and signed off by the City Utility Departments prior to recording. If special districts provide services, they must also sign the plat and utility plans. For further information, please contact Sheri Wamhoff, 221-6605. Acknowledged. 15. Local street names must be approved by Larimer Emergency Telephone Authority (LETA). Names will be checked for duplicates and sound-alikes with any name in LETA's 911 territory. Collectors must be named from an approved list established by City Council. This list is available from the Current Planning Department. Proposed streets are labeled with a letter or number on the Project Development Plans. Street names are currently being developed and the applicant will check and obtain approval of street names with LETA. 16. Since the single- family lots that feature alleys do not front on the City's "narrow residential street," the alleys cannot be public and should be referred to as private driveways for clarity. Acknowledged. 17. Where the off-street trail intersects with C.R. 52, this may be a grade -separated crossing for safety. The Transportation Planning Department has a guideline booklet on grade separated trail crossings that may be helpful. Acknowledged. 18. Mid -block crossings of the trail are acceptable. Such crossings should connect open spaces, to the extent reasonably feasible, to create as much visibility for bikes and pedestrians as possible. Mid -block crossings have been utilized where there are combined trail and pedestrian sidewalks. 9. Depending on who provides water and sewer, there may be utility separation issues with electrical, phone, cable and natural gas. Both special districts and the City may have different preferences on how to serve the single- family lots. Depending on the provider, water and sewer services may be in the middle of the lot or on the side lot line. A utility coordination meeting may be necessary, especially with the requirement for street trees, and the 50-foot wide lots. A utility coordination meeting was held on 8/21/02 with the main utility providers. The location of utilities, proposed driveways and street trees and the separation requirements were determined on a typical single- family and duplex unit block. 10. This site is in the Cooper Slough/Boxelder drainage basin where there are presently no development fees. There will be fees when the master plan is adopted. The 50' lots present utility and drainage challenges. Window wells and air conditioner compressors need to be considered in the detailed grading plan. Window wells'should not be in drainage easements. The standard drainage and erosion control reports and construction plans are required and they must be prepared by a professional engineer registered in Colorado. The detention proposed needs to include water quality extended detention to treat the runoff. The grading plan along the No. 8 inlet ditch needs to be detailed with cross sections. For further information, please contact Glen Schlueter, 221-6681. Acknowledged. TST, Inc has contained all of the necessary grading efforts within the property boundaries, however, all areas that encroach into/near the existing No. 8 ditch will be adequately detailed and profiled. 11. A Transportation Impact Study will be required. Please contact Eric Bracke, 221-6630, to determine the scope of the study and which intersections need to be analyzed. The T.I.S. should address all modes including bicycles, pedestrian and transit. If you have a question regarding the analysis of the alternative modes, please call Tom Reiff, 416- 2040. Be sure to stay in contact with Eric Bracke and Matt Baker regarding the regional discussion around the adequate public facilities issue and off -site street improvements in the northeast area in general. A Traffic Impact Analysis has been submitted with the Project Development Plan. 12. Utility plans, prepared by an Engineer registered in Colorado, will be required at the time of submittal. Be sure that the plat dedicates any additional land needed for any of the utilities serving the site. Dedications for public streets must comply with the cross- section required per the classification of street. For example, the local residential street is 30-feet wide flow line to flow line within a 51-foot right-of-way. Please contact Sheri Wamhofl; 221-6605, if you have any further questions regarding Utility Plans and public improvements. Acknowledged. 3. The Project Development Plans must comply with the parameters of the O.D.P. Acknowledged. The Project Development Plan complies with the approved Overall Development Plan. 4. The Poudre Fire Authority requires that a fire hydrants be placed on 800 foot centers and all structures within 400 feet of a hydrant. Hydrants must be capable of delivering a minimum of 1,500 gallons per minute with 20 psi residual pressure. Acknowledged. 5. Please refer to Section 3.6.6 regarding fire and emergency access. Addresses must be visible from the public street in front of the dwelling. Be sure that the duplex units, served by the shared driveway, are located such there not more than 150 from the public street to the back of the units. Otherwise, automatic fire extinguishing systems must be installed. A Hazardous Material Impact Analysis will be required for storage and use of the pool chemicals. For further information regarding fire regulations, please contact Ron Gonzales at 221-6570. Acknowledged. 6. The site will be served by City of Fort Collins Light and Power. There is existing electrical system serving the Richards Lake property consisting of a switch cabinet and transformer at the southeast corner of C.R.'s 11 and 52. All existing facilities are underground. Power is adequate to serve both the project. Keep in mind where the electrical system is while considering phasing of the project. Any relocation of existing facilities will be at the developer's expense. For further information regarding electrical service, please contact Bruce Vogel, 221-6700. Acknowledged. 7. The City of Fort Collins Utilities has received the request for water and sewer services. This request is under consideration. Otherwise, the site will be served by the Boxelder Sanitation District, 498-0604, and the East Larimer County Water District, 493-2044. Acknowledged. 8. Please note that any water system will need to be looped and provide adequate pressure for fire fighting capability. All water and sewer lines must be placed within dedicated utility easement of sufficient width to allow proper separation of all underground utilities. Normal tap fees will apply. Water rights will need to be dedicated to either the City or the District in accordance with adopted policies. For further information on City Utilities, please contact Roger Buffington, 221-6681. Acknowledged. Conceptual Review — Response to comments November 19,2002 ITEM: Gillespie Farm P.D.P. MEETING DATE: May 6, 2002 APPLICANT: Mr. Mike Sollenberger and Mr. Tom Dougherty c/o Ms. Linda Ripley and Louise Herbert, V-F Ripley Associates, 401 West Mountain Avenue, Fort Collins, CO. 80521 and Mr. Steve Human, TST, 748 Whalers Way, Building D, Fort Collins, CO. 80525. LAND USE DATA: Request to develop approximately one -quarter section of land (160 acres) located at the southeast corner of C.R. 11 and C.R. 52 (Richards Lake Road). The project would develop under the regulations of the L-M-N zone district and include 478 single family detached units, 68 duplex units and 123 multi -family units for a total of 669 units. The project also includes a seven -acre neighborhood park, a one acre recreation center and a bicycle/pedestrian trail. Some of the single family detached homes would be served by rear -access private driveways. The duplexes are served by front -loaded shared private drives. The eastern property line is formed by the Windsor Reservoir Company irrigation ditch. COMMENTS: The property is zoned L-M-N. The density must be a minimum of five dwelling units per net acre and not exceed a maximum of eight dwelling units per gross acre. Be sure that within the single family housing type, that the standards relating to housing model variety are also addressed and that sufficient architectural information is provided to review. Unless a Modification of Standard is needed, the P.D.P. is eligible for an administrative hearing. The project meets the density requirements under Section 4.4 (D) (1)(a) of the Land Use Code. Single-family and Duplex unit plans and elevations have been submitted with the Project Development Plan Review. 2. Please note that the maximum number of units in a multi -family structure is eight. Any multi -family structure containing more than six dwellings must meet minimum design standards. Acknowledged. The Multi -Family is based on the above criteria in accordance with the City's Land Use Code.