HomeMy WebLinkAboutAVONDALE COTTAGES - PDP - PDP140003 - CORRESPONDENCE -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
Terence Hoaglund
August 23, 2013
Vignette Studios
PO Box 1889
Fort Collins, CO 80522
Re: Trilby Rd & Avondale Rd - Single Family/Duplex
Description of project: This is a request to construct 10 single family homes, and potentially some duplexes on
1.52 acres of land located at the southeast corner of Trilby Road and Avondale Road (Parcel # 96141-05-008). The
residences will qualify as affordable for Habitat for Humanity. The site is located in the Low Density Mixed-Use
Neighborhood (L-M-N) Zone District. Single family homes and two-family dwellings 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, Clark Mapes, at 970-221-6225
or cmapes@fcgov.com.
Comment Summary:
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
Department: Zoning
While the detached single family dwellings will require a min. of one off-street parking space each off-street
parking for the duplex dwellings units are based on the number of bedrooms per unit. See LUC 3.2.2(K).
1.
In addition a minimum of 1 bicycle space per bedroom of the duplex dwellings is required with 60% of
those enclosed and 40% at fixed racks outdoors. No standards are required for single family dwellings. See
LUC 3.2.2(C )(4)(b).
2.
Will there be exterior trash enclosures? If so the enclosures must match building exteriors in both materials
and color with metal doors. These should accommodate recycling containers and an open doorway for must
exist to allow individual to access without opening the main doors. See LUC 3.2.5
3.
Off-street parking requirements will apply to fee-simple lots in that the parking must occur on that lot whether
detached single family or attached single family (duplex proposed).
4.
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Department: Water-Wastewater Engineering
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Water and wastewater services for this site are provided by the Fort Collins-Loveland Water District and the
South Fort Collins Sanitation District. The Districts can be contacted at (970) 226-3104.
1.
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
Department: Stormwater Engineering
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.
1.
Stormwater detention for the site was included in the sizing of the detention pond along the east property
boundary. However it was not sized using the present rainfall criteria. So the design engineer needs verify
that the existing volume is sufficient using the present rainfall. The runoff coefficient used was 0.8 which is
pretty high for the sub-basin since it includes the detention pond. A high runoff coefficient was probably
used because the site was to be future commercial. This proposal will be an even lower runoff coefficient.
Another option may be to show that the site runoff rate is equal to or less than the calculated runoff used in
sizing the existing pond.
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-regulations/
stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the
use of any of the BMPs is encouraged.
3.
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 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.
I would suggest that water quality treatment be provided onsite instead of modifying the existing detention
pond. If treatment is provided in the existing pond it would need to be sized for the entire area draining to
it. There is the option though to modify the existing detention pond.
4.
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 ($0.024/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.
5.
The design of this site must conform to the drainage basin design of the Fossil Creek Basin Master
Drainage Plan as well the Fort Collins Stormwater Manual.
6.
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Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com
Department: Park Planning
1. 1. 8/12/2013: No comments
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Department: Fire Authority
WATER SUPPLY
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
1.
FIRE LANES
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.
2006 International Fire Code 503.1.1
As no scale was provided on the site plan, it is unclear if this code requirement is being met.
2.
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. 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. Turning radii shall be detailed on submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
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.
3.
DEAD-END FIRE LANES
Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for
turning around fire apparatus.
FCLUC 3.6.2(B)2006; International Fire Code 503.2.5 and Appendix D
As no scale was provided on the site plan, it is unclear if this code requirement is being met.
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
5.
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background.
2006 International Fire Code 505.1
SECONDARY ACCESS
If the proposed connection to the cul-de-sac cannot be achieved, further discussion is required to
determine a secondary access to the site.
6.
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Department: Environmental Planning
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.
1.
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.
2.
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.
3.
Contact: Justin Fields, 970-224-6150, jfields@fcgov.com
Department: Electric Engineering
Electric development and system modification charges will apply. An online estimator for these charges is
available at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees/electric
-development-fee-estimator.
1.
Coordinate utility easements, transformer, and service locations with Light and Power Engineering, (970)
221-6700.
2.
Shade trees must maintain 40 feet of clearance with streetlights and ornamental tress must maintain 15 feet of
clearance with streetlights.
3.
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
Department: Advance Planning
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.
1.
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
2.
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
3.
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improvements and/or prior to the issuance of the first Certificate of Occupancy.
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.
4.
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
5.
6. Utility plans will be required and a Development Agreement will be recorded once the project is finalized.
This project is responsible for dedicating any right-of-way and easements that are necessary for this project.
Avondale is a collector street with on street parking requiring 76¿ of total right of width. It was difficult to
verify from the materials provided if this full width is being achieved currently and will need to be reviewed at
the time of PDP submittal. After further conversations after the meeting it was determined that no additional
right of way will be required.
7.
Taking access off the cul de sac will result in the loss of parking spaces and this could affect the existing
site plan. Please confirm with zoning department on any requirements.
8.
It appears that truncated domes are not located on either the Trilby or Avondale intersection corners and
need to be included as a part of this project.
9.
As discussed at Conceptual review there is a reduction in certain fees based upon the percentage of
Affordable Housing. Our department needs a letter from the City affordable housing department stating the
percentage. We will reduce the TDRF fees by that percentage as well as the public infrastructure escrow at
time of construction.
10.
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
Current Planning
The approved Ridgewood Hills ODP must be amended in conjunction with this development plan - it clearly
identifies this parcel for convenience commercial use.
1.
The relationship of homes to streets is an important aspect of development. A Connecting Walkway is
required to the front facades of the homes, without crossing vehicle use areas or going around buildings or
parking lots. The plan as shown does not meet the standard given the orientation of units primarily to an
internal parking drive. A Modification of Standard would be required to support a different plan that is as
good or better than a plan that meets the standard.
2.
Model variety is required - at least 3 distinct different models in this case with different floor plans and
elevations, and no two identical models next to each other.
3.
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.
4.
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.
5.
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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.
6.
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.
7.
Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
8.
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.
9.
When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
10.
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