HomeMy WebLinkAboutREPLAT OF EAST RIDGE - MAJOR AMENDMENT - MJA150005 - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONSCommunity Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
June 04, 2015
Craig Russell
Russel + Mills Studios
141 S College Ave
Suite 141
Fort Collins, CO 80525
Re: East Ridge - Replat
Description of project: This is a request to replat portions of the previously approved East
Ridge development plan. The new proposal calls for lot line adjustments for single family
detached and additional conceptual plans for multi-family and single family attached units.
The site is located in the Low Density Mixed Use Neighborhood (LMN) zone district. This
proposal will be subject to Administrative (Type I) review.
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, Pete Wray, at
970-221-6754 or pwray@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com
1. No comment
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. This development is not within the City of Fort Collins water and sewer service area.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. We'll need to see some traffic related information that details what was previously
approved, reserved capacity at area intersections, and what is new/different. Whatever
is new/different we'll need to see updated traffic information.
A memo has been provided to Traffic Operations outlining anticipated changes in traffic volumes.
2. Regarding the accesses, what type of improvements are planning for the main
entrance? Turn lanes? Also, the additional entrances shown further south may need to
be restricted to right-in, right-out.
It is anticipated that turn lanes will be provided at the primary entrance, with potential right in, right out
intersections to the south. This will be further developed during the project design process.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy.
> IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide
1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building,
on 600-foot centers thereafter. This includes multi-family, commercial properties.
> 06IFC 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.
Noted.
2. FIRE LANES
Secondary access is required for dead-end roads exceeding 660' in length. Currently,
the NE and SE portions of the site are at risk of exceeding the maximum limit.
Residential properties, in areas exceeding 660' may in some cases, still be built when
the homes are equipped with a residential fire sprinkler system. Further discussion is
warranted.
If applicable, please identify any private access drives planned for this development.
Emergency Access Easements may be required. Fire lane specifications are provided
below:
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.
> Additional access requirements exist for buildings greater than 30' in height. Refer to
Appendix D of the 2012 IFC or contact PFA for details.
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.
Noted.
3. PREMISE IDENTIFICATION
2012 IFC 505.1: New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is plainly
legible, visible from the street or road fronting the property, and posted with a minimum
of six-inch numerals on a contrasting background. Where access is by means of a
private road and the building cannot be viewed from the public way, a monument, pole
or other sign or means shall be used to identify the structure.
Noted.
4. WETLAND WATER STRORAGE
Depending on the depth of water and the possibility of responding to a water rescue, it
may be important to design an access component into the trail system plan.
It is anticipated that portions of the wetland perimeter trail will be designed at 14’ width for emergency
access. Once pond depth is determined, this will be discussed with PFA.
5. Further site plan comments may be needed as the commercial component of the
development is defined.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-2401, sblochowiak@fcgov.com
1. Thank you for the wetlands re-delineation report - I received it from Steve Long with
Cedar Creek Associates, Inc. An Ecological Characterization Study is also requested,
as the site is within 500 feet of a known natural habitat (wetlands, wet meadows).
Please note the buffer zone standards range from 50 - 100' for these features, as
identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site
design process. The ECS will help determine the size of the buffer. Please note that the
Ecological Characterization Study is due a minimum of 10 days prior to the PDP
submittal.
With the current plan being to relocate and mitigate the wetland, buffer zones will be
re-established with the plans to restore and mitigate the wetland. Cedar Creek Associates will
assist with this.
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. If it is determined to be
insufficient, then restoration and mitigation measures will be required.
With the current plan being to relocate and mitigate the wetland, buffer zones will be
re-established with the plans to restore and mitigate the wetland. Cedar Creek Associates will
assist with this.
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.
Lighting will be minimized according to these standards.
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.
Native plants and grasses will be provided throughout the project, in open spaces, with a minimum of turf area.
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. 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 (221 6361) to
determine the status of the existing trees and any mitigation requirements that could
result from the proposed development.
A review of existing trees will be conducted with Tim Buchanan.
If tree mitigation is necessary, please include a note on the tree mitigation plan or
landscape plan, as appropriate, that requires a tree removal to occur outside of the
migratory songbird nesting season (February 1-July 31), or that a survey be conducted
prior to removal to ensure no active nests in the area.
Note will be included.
6. 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.
Noted.
7. City Code and the Land Use Code require that any prairie dogs inhabiting a site must
be humanely eradicated (see Section 3.4.1(N)(6) of the Land Use Code). Additionally,
should this project gain approval and proceed to construction, a burrowing owl survey, in
accordance with the Division of Parks and Wildlife standards, shall be conducted prior
to construction by a professional, qualified wildlife biologist.
There are no known prairie dogs on site.
8. Just in case an ODP is needed down the road please note: According to Section
2.3.2(H)(3)(5) of the Land Use Code, "the overall development plan shall show the
general location and approximate size of all natural areas, habitats and features within
its boundaries and shall indicate the applicant's proposed rough estimate of the natural
area buffer zones as required pursuant to Section 3.4.1(E)." The plans will need to
include approximate buffer zones for wetlands or any other natural features present on
the site.
The proposed wetland and buffer zones are shown on the ODP in conceptual format.
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.
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
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.
Noted.
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
Noted.
5. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project.
It is anticipated that ROW dedication will be required for the Timberline/Vine intersection and any other required
intersection improvements.
6. This plan shows realignment or removal of some dedicated public rights-of-way.
Changes to the boundaries of public right-of-way (vacation of public right-of-way) is a
council decision. An application for the vacation of this right-of-way would need to be
made prior to this project going to hearing, but we would not take the right-of-way
vacation request to council until after this project has gone to hearing. In that way we can
say to council that the areas to be vacated are no longer needed by the City based on
the plan that was approved. The vacation would also be conditional and would not
actually be recorded until just before this plat is recorded. There is an $800 processing
fee for the right-of-way vacation request. As a part of this request you will need to
provide legal descriptions for the areas to be vacated.
Vacation of ROW is anticipated as a component of the replat.
7. The lots fronting onto the Collector Road (Sykes Drive) will be restricted from having
driveway/ vehicular access off of the Collector Road. As will all the other lots that have
alley access.
No driveway access is shown along the collector road, as these will be alley accessed lots.
8. As has been discussed in prior meetings at the time that this project was originally
approved Timberline Road was considered a 6 lane arterial road. Since that point in
time it has been changed to a 4 lane arterial. The Timberline Road frontage along this
development will need to be designed as a 4 lane arterial. The portion from the south
property line to Sykes Drive will be built to this standard (curb, gutter, parkway, and
sidewalk). Interim improvement will be needed from Sykes Drive north because the
ultimate section cannot be constructed at this time. In order to provide for the
developments local street obiligation for this frontage a payment in lieu for the
developers local street portion will need to be made prior to the issuance of a building
permit in the development. The developer will be eligible for street oversizing
reimbursement for the oversized portion of the street built to ultimate standards.
Noted.
9. The driveway off of Zeppelin Drive looks too close to Timberline Road and doesn’t look
like it will meet separation standards. New Utility plans will be required and a new
Development Agreement will be recorded once the project is finalized.
Modifications will be made to this driveway location.
10. With the prior project approval an emergency access connection was required between
Yeager Street and Dassault Street. Assuming this will still be a requirements there are
several lots that will be restricted by this access connection and will not be able to be
constructed on until development to the south occurs and the emergency connection can
be removed.
These lots will be adjusted to a location not conflicting with the access connection.
11. Temporary turnarounds would be required to be constructed at the south end of Yeager
Street and Dassault Street. This will likely impact several lots, as the lots will be
encumbered and cannot be constructed upon until the streets are extended to the south
and the temporary turnaround easements are vacated. There are several other dead
end street stubs that might require temporary turnarounds as well. A temporary
turnaround would be required at the east end of Barnstormer Street. It also looks like
the east end of this street exceeds the maximum 660 foot from a single point of access
length requirement.
Turnarounds are planned at these locations and will be shown in upcoming submittals.
12. If the duplexes are proposed to utilize public alleys – alleys must connect out – no dead
end alleys will be permitted.
Noted.
13. Payment in lieu will be required to be provided prior to the issuance of building permits
for the portions of streets adjacent to and within the development that cannot be
constructed at this time by the development. International Blvd, and all the streets that
will not be constructed all the way to the property line along the east and south
boundaries of the property.
Noted.
14. Unless otherwise agreed upon with AB the force main will require relocation as
previously identified in the plans and the agreement. They will need to sign the plans
approving any work to this line or over this line.
Noted.
15. The plans need to accommodate any needed sight distance easements that are
needed. The existing plat shows where existing platted sight distance easements are
based on the intersections shown on that document. Need to make sure these are
looked at as they will impact some of the lots and/ or structures shown.
Lot adjustments or modified building envelopes will accomplish this.
16. Please see prior utility plans and development agreement for other design and approval
items that will apply to this site.
Noted.
17. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
Noted.
18. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
Noted.
Department: Electric Engineering
Contact: Todd Vedder, 970-224-6152, tvedder@fcgov.com
1. Electric utility development charges will apply. A link to our electric fee estimator is
below.
Noted.
http://www.fcgov.com/utilities/business/builders and developers/plant-investment
development fees/electric-development fee estimator?id=2
2. Street light placement will need to be coordinated with Light & Power and can be
reached at 970 221 6700. Shaded trees are required to maintain 40 feet of separation
clearances and ornamental trees are required to maintain 15 feet of separation
clearances from street lights. A link to the City of Fort Collins street lighting
requirements can be found below:
http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf
Noted.
3. A commercial service information form (C 1) and a one line diagram for each
commercial meter will need to be filled out and submitted to Light & Power Dept. A link
to this document is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-
forms-guidelines-regulations
Noted.
4. Transformer location will need to be coordinated with Light & Power. Each transformer
must be placed within 10 ft of a driveable surface for installation and maintenance
purposes. Also each transformer must have a front clearance of 8 ft and side/rear
clearance of 3 ft.
Noted.
5. A digital copy of the AutoCAD drawings will need to be submitted to Light & Power.
Noted.
6. Light & Power will need the following documentation before beginning design and
construction of the development: Approved Site Plan, Plat, Landscape drawings and
one line diagram.
Noted.
Department: Advance Planning
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
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.
For ODP purposes a momo regarding drainage changes has been submitted.
2. Onsite detention is required for the runoff volume difference between the 100 year
developed inflow rate and the 2 year historic release rate. The outfall for this site is Dry
Creek. There is a Stormwater Master Planned improvement for a channel along the
west side of Timberline to convey flows from this and other areas to Dry Creek. An
interim solution may be needed for drainage leaving this site. Further discussions with
Stormwater Staff will likely be needed as design progresses for this site.
During the design process, Stormwater Staff will be contacted regarding this.
3. There is a significant spill from the Larimer & Weld Canal that currently flows across this
property in larger storms. The development is required to account for this water and
safely convey it through the site. Further discussions with Stormwater Staff regarding
the magnitude of this flow will likely be needed as design progresses for this site.
During the design process, Stormwater Staff will be contacted regarding this.
4. 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-gui
delines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
This will be further developed during design.
5. Low Impact Development (LID) is required for portions of the site that are commercial or
multi-family residential. 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. This
does not apply to public streets or single-family driveways. For more information,
please refer to the City's website where additional information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopment
This will be further developed during design.
6. 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-develo
pment-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.
Noted.
7. The design of this site must conform to the drainage basin design of the Dry Creek
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
Noted.
Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
1. In review of the proposed concept that includes potential lot boundary adjustments and
changes to the dwelling unit types and numbers, a new major amendment and replat will
need to be processed, subject to the same Type One review as the previoiusly approved
PDP in 2006.
A major amendment/replat submittal will follow this Amended ODP.
2. The 2006 approved PDP included 384 single-family dwelling units ands 200-400
multi-family dwelling units. The proposed CR proposal shows approximately 530 SF, 148
two-family, nad 192 MF dwelling units.
A major amendment/replat submittal will follow this Amended ODP.
3. The proposed single-family and multi-family will need to comply with the direct connecting
walkway to a street requirements.
Direct connecting walks are planned within all single family/multifamily uses.
4. With the recent approval of extension of vested rights until July, 2016, there is a little more
than a year to complete public infratructure improvements on site. If the Major
Amendment adns Replat is approved, this will reset the clock for a new three year term of
vested rights.
Noted.
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 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.
We will discuss the neighborhood meeting benefit with you as the project moves forward.
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.
Noted.
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.
Noted.
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.
Noted.
9. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Noted.
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.
Noted.
11. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
Noted.
Pre-Submittal Meetings for Building 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 projects 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:
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
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 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 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