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HomeMy WebLinkAboutSOUTHEAST FORT COLLINS COMMUNITY PARK - PDP - PDP140014 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWland planning  landscape architecture  urban design  entitlement August 19, 2014 Clark Mapes City of Fort Collins 281 N. College Fort Collins, CO 80522 Re: Southeast Fort Collins Community Park Description of project: This is a request to develop a new park at the northeast corner of Kechter Road and Ziegler Road (Parcel # 86040-00-932). The park may contain areas for sports fields, baseball diamonds, trails, restrooms, a community garden and a dog park over the 53.7 acre site. The parcel is located in the Low Density Mixed-Use Neighborhood (LMN) zone district. The project is subject to Administrative (Type I) review. If have any questions regarding the responses in red contact Stephanie Van Dyken with Ripley Design Inc. For responses in blue please contact Mike Oberlander at Interwest Engineering Comment Summary: Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. 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. Response: Acknowledged. Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 1. Traffic operations (and Transportatio Planning) has been significantly involved with the proposed park for some time. In fact, the TIS is already scoped and is underway. Further discussions are anticipated once the TIS is submitted and reviewed. Response: A TIS has been submitted with this review. Department: Stormwater Engineering Contact: Mark Taylor, mtaylor@fcgov.com 1. This property is bisected from west to east by the City-regulatory McClelland’s Creek 100-year floodway and the proposed project must satisfy all safety requirements of Chapter 10 of City Municipal Code. A City Flood Risk Map is attached. Southeast Community Park PDP – Conceptual Review Responses August 20, 2014 Page 2 of 7 Response: Acknowledged. 2. It doesn’t appear that any buildings are proposed within the floodway. If a building is wanted, construction of an accessory structure is allowed as long as the lowest finished floor of the building, and all duct work, heating, ventilation, electrical systems, etc. are elevated 18-inches above the Base Flood Elevation (BFE). This elevation is known as the Regulatory Flood Protection Elevation (RFPE). RFPE = BFE + 18-inches. Response: Acknowledged. 3. Buildings and non-structural development (fencing, detention ponds, hard surface paths, trails, walkways, vegetation, etc.) are allowed in the floodway as long as a floodway evaluation is prepared by a professional engineer, licensed in the State of Colorado, proving that the development will not cause a rise in the BFE or rise in the floodway boundary. Response: Acknowledged. 4. Fences must be designed to breakaway, and be cabled together so as to not float downstream. An alternative would be to construct a fence designed to allow the passage of water by use of a flap or opening in the areas at or below the BFE sufficient to allow floodwater to pass freely. Response: Acknowledged. 5. All bridges in the floodway must be designed to breakaway, and be cabled in such a way so as to not float downstream; or have the abutments located outside of the floodway boundaries and be able to pass all floodwater freely below the bridge span. Response: Acknowledged. 6. Any construction activities in the 100-year floodway (e.g. building, fencing, detention ponds, hard surface paths, trails, walkways, vegetation, etc. etc.), must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans and a No-Rise Certification. The No-Rise Certification must be prepared by a professional engineer licensed in the State of Colorado. The permit and certification forms can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Response: Acknowledged. 7. Development review checklists for floodplain requirements can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please utilize these documents when preparing your plans for submittal. You can contact Shane Boyle of Stormwater Master Planning at sboyle@fcgov.com for floodplain CAD line work as required per the floodplain development review check list. Response: Acknowledged. 8. Please contact Mark Taylor, 970.416.2494, mtaylor@fcgov.com with any questions or comments. Southeast Community Park PDP – Conceptual Review Responses August 20, 2014 Page 3 of 7 Response: Acknowledged. 9. 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: Acknowledged. Feel free to contact Mike Oberlander if you have questions. 10. In the McClellands drainage basin onsite detention is required with a 0.2 cfs/ac release rate for the 10 year storm and a 0.5 cfs/ac release rate for the 100 year storm. Response: Acknowledged. 11. 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: Acknowledged. 12. 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-regulatio ns/stormwater-criteria. Response: Due to the nature of this project, we are requesting a variance for this requirement. There will be minimal hardscape added to the site and larger than normal open space and natural areas. A long linear water quality trench will be used along the low side of all parking lots. 13. The outfall for the site is McClellands creek. Any detention outfall need to be piped or channeled to the low flow channel of the creek. Response: Acknowledged. 14. 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 Southeast Community Park PDP – Conceptual Review Responses August 20, 2014 Page 4 of 7 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. 15. The design of this site must conform to the drainage basin design of the McClellands Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Response: Acknowledged. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. FIRE LANES Fire access to the site will be needed. Fire lane standards are provided for your reference. At this time, it does not appear fire lane standards are being met with regard to apparatus turnaround requirements. IFC 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. 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. 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. Response: The turn-around at the playground has been flipped to provide closer access to the restroom building. A roll over curb and gate have been added at the end of the southwest parking lot. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@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 (McClellands Creek). Please note the buffer zone standard of 100' for this feature, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. Southeast Community Park PDP – Conceptual Review Responses August 20, 2014 Page 5 of 7 Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. Response: Acknowledged. The ECS has been submitted. 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 and/or analyzes how the proposed plantings in the proposed park meet City standards. If it is determined to be insufficient, then restoration and mitigation measures will be required. Response: Acknowledged. 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. Response: Acknowledged. There will be a more detailed lighting plan submitted shortly. 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. Response: Acknowledged; however, since this is a park there will be substantial areas of turf grass. 5. 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: Site visits with Tim have been completed. We have submitted the tree mitigation plan and Tim will be removing the trees that are unsafe. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@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: Acknowledged. 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: Acknowledged. 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: Acknowledged. 4. 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: Acknowledged. Matt Delich has completed this. Southeast Community Park PDP – Conceptual Review Responses August 20, 2014 Page 6 of 7 5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). This includes access spacing. They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Response: Acknowledged. 6. This project is responsible for dedicating any right-of-way and easement alignments that are necessary for this project. Response: Acknowledged. 7. Utility plans will be required. Response: Acknowledged and submitted. 8. A Development Construction Permit (DCP) or excavation permit (permit type depends on the value of the public infrastructure work) will need to be obtained prior to starting any work on the site. Response: Acknowledged. 9. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: Acknowledged. Department: Electric Engineering Contact: Jim Spaulding, 970-416-2772, jspaulding@fcgov.com 1. Please contact Light & Power Electrical Engineering for electrical construction coordination and/or any development questions at 221-6700. Response: Acknowledged. Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com 1. At the west parking lot/restroom area, it looks like walkways should connect to the street. Please consider the most user-friendly connections in this regard - perhaps one that simply extends the walk on the south side of the parking; and one along the north side of the entry drive, detached from the drive. Response: A sidewalk follows the entry drive into the site. This way berms can be provided to screen the parking lot. 2. Parking lot perimeter screening will be required along the edges of parking lots. This can be shrub beds and low fences or walls. It is understood that this is probably a detail to be developed. Response: Berms have been provided. 3. Lighting spillover limits and requirements are found in Land Use Code Section 3.2.4(D). The salient standard appears to be a limit of .1 footcandle 20 feet beyond the property line as a direct result of on-site lighting. Response: A photometric plan has been submitted. 4. As noted in previous emails, a neighborhood meeting is not required but even if one was required, the project has already exceeded any typical requirements. Response: Three neighborhood meetings were held. 5. 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 Southeast Community Park PDP – Conceptual Review Responses August 20, 2014 Page 7 of 7 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: Acknowledged. 6. 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: Acknowledged. 7. 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: Acknowledged. 8. 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: Acknowledged. 9. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Response: Acknowledged. 10. 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: Acknowledged. 11. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: Acknowledged.