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HomeMy WebLinkAboutPRAIRIE VILLAGE - MAJOR AMENDMENT - MJA140002 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com May 07, 2014 Brent Cooper Ripley Design, Inc. 401 W Mountain Ave, Suite 100 Fort Collins, CO 80521 RESPONSES TO CITY COMMENTS 7-9-14 Planning Response: Ripley Design Civil Response: Northern Engineering Re: 1715 W Harmony Rd - Single Family Attached Description of project: This is a request to construct single-family attached units located at 1715 West Harmony Road (Parcel # 97343-37-002). 8 single-family attached units with their own separate lots are proposed fronting Fromme Prairie Way. The units would be a mixture of 1.5 & 2 stories. The site corresponds to Phase III of the previously-approved Overlook/Seneca Center PUD. The site is located in the Low Density Mixed-Use Neighborhood (LMN) Zone District. Single-family attached units are subject to Administrative (Type 1) review. 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, Ryan Mounce, at 970-224-6186 or rmounce@fcgov.com. Comment Summary: Department: Zoning Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com 1. The minimum required driveway width of the private drive is 24'. Response: After internal discussions between City staff, we were informed that since the driveway is not being used for a fire lane, the 24’ width could be reduced. The design team ran turning models on the drive and determined that a 20’ width would be sufficient. 2. Minimum building setbacks are 15' from the front lot line, 8' from the rear and 0' from the sides, except that the setback for unit 5 to the west lot line of that lot needs to be 6' and the setback for unit 4 to the east lot line of that lot needs to be 6'. Unit 1 will be subject to a 5' miniumum side setback next to the existing residential. The alternative compliance provision in Sec. 3.5.2(E) of the Land Use Code allows for a front yard reduction. One of the requirements of this section is that the parking needs to be located behind the building. The parking for units 1 and 8 doesn't meet that criteria. Response: Setbacks are being met. A front yard reduction is not being pursued. 3. Walls and fences greater than 6' are considered structures and cannot be placed within the minimum setbacks. In addition any walls iin the front yard cannot be greater then 4' tall, or if alternative front setback compliance is sought, no taller than 3'. Response: Noted. 4. The driveway length for the garage for unit 8 should be at least 20'. The rear setback (distance from building to rear lot line of that lot) needs to be 8'. Response: Noted 5. This will be a major amendment to the existing, approved Overlook/Seneca Center PUD. Response: Noted Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in this area include an 8-inch water main and an 8-inch sewer in a utility easement extending south and west from mains in Harmony Road. Response: Thank you for the information and for meeting with us to discuss. 2. Two water services (one 1-inch and one ¾-inch) and one 6-inch sewer service were extended in Lot 2 to the general location of the proposed mixed-use building. Response: Thank you for the information. At this time, we plan to abandon the existing fire service at the main, and to utilize the existing 1” line for irrigation, while using the existing ¾” to serve Unit 8. 3. City Code currently requires that each property (in this case, each single family attached property) have separate water and sewer services connecting to City mains. Revisions to City Code have been proposed which will allow some flexibility to this requirement. If adopted, the new regulations could become effective in June, and a meeting to review the proposed requirements is suggested. Response: Thank you for the information. The utility layout meets the new city code requirements. 4. If the Code revisions noted are adopted, a separate water service and separate sewer service will be required for each building. Response: A separate water and sewer service has been provided for each building per the new city code. 5. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Response: Water budget table is provided on the landscape plan. 6. Development fees and water rights will be due at building permit. Response: Acknowledged. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com 1. 1. 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. Response: A drainage letter has been providing describing the proposed project, and how it complies with the previously approved Overlook/Seneca Drainage plan, as well as describing how we are meeting the code requirements for LID and water quality. 2. 2. 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-regulati ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Response: The proposed plan treats 100% of the site. 3. 3. Low Impact Development (LID) requirements are now required when the impervious area is increased or a site is required to be brought into compliance with the Land Use Code. 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 Hamdan 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/storm water-criteria. Response: Due to the nature of the existing drainage patterns on the site, this project was found to be a poor application for pavers. In lieu of pavers, the project will provide LID treatment for 100% of the site, which is better than or equal to the water quality treatment that would have been provided by the pavers. 4. 4. This site has a previously approve drainage study under the title "Overlook/Seneca Center PUD". The proposed impervious area for the site needs to be compared with the impervious area proposed in the Overlook/Seneca Center Drainage Report. If the currently proposed impervious area is less than what was previously approved, than no quantity detention is required and the site has adequate downstream conveyance per the approved Overlook/Seneca Center Drainage Report. Response: A review of the site plan that was originally proposed compared with the current plan indicates that runoff from the project site will conform with the original plan. An exact determination of the previous impervious area vs. the current has not been completed due to a lack of information about the previous plan. However, we can generate some type of quantification if you feel it is warranted. 5. 5. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-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 Manual. Response: Acknowledged. 6. 6. The design of this site must conform to the drainage basin design of the Mail Creek Master Plan Update as well the Fort Collins Stormwater Manual. Response: Acknowledged. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. FIRE LANES 06IFC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved route around the exterior of the building. When fire lanes cannot be provided, the fire code official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an approved, automatic fire-sprinkler system. Response: Noted. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com 1. The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this site may have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Response: There are no existing trees on the site. 2. 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. Response: Noted. 3. 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. Response: Noted. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@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. Response: Noted. 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 Response: Noted. 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. Response: Noted. 4. The use of permeable pavers in the Fromme Prairie Way right-of-way would not be allowed and the driveway approach would need to be in concrete for the portion in right-of-way. Response: Permeable pavers were determined to not be required, see response to comment 3 by Wes Lamarque. 5. The design with the units having direct access off of Fromme Prairie Way has the concern that vehicles would be parking along Fromme Prairie Way which was not intended to have on-street parking, resulting in vehicles parking in the bike lane. Similar to the development of Harmony Ridge 2nd Filing along the south side of the street, the project should be widening out Fromme Prairie Way for the installation of inset parking in order to ensure that vehicles are not parking in the bike lane. Response: Inset parking has been provided similar to Harmony Ridge 2nd Filing. 6. The project indicates “water quality swale” along the southern boundary of the property. Water quality cannot be situated here as mitigation for water quality needs to be placed outside of public right-of-way. Response: Water quality swale is no longer located in the ROW. It is situated between units 4 and 5, on the west side of unit 1 and to the south of the buildings, outside of the ROW. 7. Unit 2’s garage would appear to require a back-out maneuver along the entire length of the private drive and appears awkward. Response: Driveway has been modified to incorporate back out movement. 8. Please contact the City's Traffic Engineer, Martina Wilkinson (221-6887) 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. Response: Per Ryan Mounce comment 7 a traffic study has been waived. 9. 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 Response: Acknowledged 10. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Acknowledged 11. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Noted. Department: Electric Engineering Contact: Justin Fields, 970-224-6150, jfields@fcgov.com 1. Contact Light and Power Engineering, 970-221-6700, to coordinate the meter and transformer locations and for an estimate of development charges. Response: Will do – thanks. Current Planning Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com 1. The required front yard setback is 15'. If alternative compliance is requested, what would the new front yard setback request be? LUC 3.5.2(E)(2)(a)(2) For an alternative compliance request, staff would need to see site plan and design elements creating a strong visual and pedestrian focus on the street, including covered front porches, an emphasis on parking and garages to the rear, and opportunities for functional, private open spaces available to each unit. Response: No alternative compliance is being pursued. 2. LUC 3.5.2(E)(1) Side yard setbacks are 5' and the rear yard setback is 8'. Building 1 is subject to the 5' side yard setback. There is a minimum 6' side yard setback required for buildings 4 & 5 between the two "four-plexes." Response: Incorporated. 3. LUC 3.2.2(J) The minimum setback for the driveway and vehicle use areas is 5' along lot lines. Response: Incorporated. 4. LUC 3.2.2(L) The driveway needs to be 24' for two-way drive aisle access. Response: Response: After internal discussions between City staff, we were informed that since the driveway is not being used for a fire lane, the 24’ width could be reduced. The design team ran turning models on the drive and determined that a 20’ width would be sufficient. 5. The sidewalk along Fromme Prairie Way should also connect up to the existing commercial building to the north (across the driveway from the car wash). Response: 6’ sidewalk connection is now included. 6. The project is a major amendment of the Overlook Seneca Center PUD, subject to Administrative (Type 1) review. Response: Noted. 7. TRAFFIC OPERATIONS - no known or assumed issues related to traffic. It appears the project meets requirements of LCUASS 4.2.3.D and the Traffic Impact STudy (TIS) requirement can be waived. Response: Noted. 8. OTHER TRANSPORTATION - completion of multi-modal improvements such as the sidewalk along property frontage will need to be evaluated during the process. Response: A 6’ attached sidewalk is being proposed adjacent to the inset parking, similar to Harmony Ridge 2nd Filing. 9. 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. Response: Noted. The developer is personally contacting many of the surrounding residences, but a formal neighborhood meeting will not be held. 10. 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. Response: Noted. 11. 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. Response: Noted. 12. 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. Response: Noted. No modifications are currently being pursued. 13. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Response: Noted. 14. 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. Response: Fees submitted. 15. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: Appointment made.