HomeMy WebLinkAboutMAJESTIC ESTATES - PDP - PDP160016 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPage 1 of 6
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
March 18, 2016
Mark Tingey
Suburban Land Reserve, Inc.
79 S Main St.
Suite 500
Salt Lake City, UT 84111
Re: Majestic Place - Annexation and Single-Family Homes
Description of project: This is a request to annex and zone a property for single-family detached
homes near Timberline and Trilby (parcel #8617205703). The proposed site plan shows 8 lots for
single-family detached homes that are around half an acre in size a piece. The remaining 14 acres will
be open space. Upon annexation, the parcel will be located in the Urban Estate (UE) zone district.
This proposal will be subject to Annexation & Initial Zoning 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, Seth Lorson, at 970-224-6189 or slorson@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
1. The setbacks in the UE (Urban Estate) zone district are:
Front = 30ft
Side =20ft
Rear = 25ft
JR Response: The setbacks have been applied.
2. Can the 6ft walk also have connections to Trilby and Rock Castle Lane?
JR Response: There is connection to Trilby and Rock Castle via existing sidewalk.
3. The lot across from the driveway access of the Temple may want some type of screening
from the headlights.
JR Response: Noted.
4. I believe the name of the street is Majestic Drive not Majestic Place
JR Response: The street name has been changed to Majestic Drive.
5. Signs and their locations are not approved with the Development Review. Signs require
separate sign permit.
JR Response: Noted.
6. The garage standards do apply. JR Response: Noted.
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Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. This project site is located within the Fort Collins-Loveland Water District and the South Fort
Collins Sanitation District. Please contact them for water and sewer requirements.
JR Response: Noted.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. The anticipated change in traffic volume is not expected to rise to the threshold of needing a
TIS. Based on section 4.2.3.D of LCUASS, the Traffic Impact Study requirement can be
waived.
JR Response: Noted.
2. Although the TIS can be waived, please note there may be some traffic or operational details
that need to be resolved throughout the process. This includes
JR Response: Noted.
3. If any parts of Majestic are not yet to standard (sidewalk?) those will need to be
completed.
JR Response: Noted.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
1. The site disturbs more than 10,000 sq.ft., therefore Erosion and Sediment Control Materials
need to be submitted at the latest by final material submittal. The erosion control
requirements are in the Stormwater Design Criteria under the Amendments of Volume 3
Chapter 7 Section 1.3.3. www.fcgov.com/erosion Please submit; Erosion Control Plan,
Erosion Control Report, and an Escrow / Security Calculation. If you need clarification
concerning the erosion control section, or if there are any questions please contact Jesse
Schlam 970-218-2932 or email @ jschlam@fcgov.com
JR Response: An erosion control plan is being submitted with the PDP and an erosion
control report with escrow calculations will be submitted at final.
2. This site is part of the LDS Temple site and must conform to the drainage design of that
approved development plan. The drainage report for that site noted that the downstream
detention pond at Westchase was designed to handle up to 216 cfs from the overall LDS site
during the 100-year storm event. The first development on the LDS site (the temple) was
designed to utilize 112 cfs of the 216 cfs, leaving approximately 104 cfs of additional release
unused. However, it was noted in the drainage report that there were physical constraints at
the pond outlet so additional release may not be possible.
JR Response: The proposed site conforms to the LDS temple drainage report.
3. A drainage report and construction plans are required and they must be prepared by a
Professional Engineer registered in the State of Colorado. The drainage report must comply
with the requirements set forth in the Fort Collins Stormwater Criteria Manual.
JR Response: A drainage report has been submitted with the PDP submittal.
4. For the portion of the site that does not drain into/toward the northeast water quality pond,
onsite detention will be required for the runoff volume difference between the 100-year
developed inflow rate and the 2-year historic release rate. Please note that the runoff
coefficient for Urban Estate zoning is 0.30, whereas the runoff coefficient for this same area
in the prior drainage analysis was 0.25.
JR Response: Since the proposed runoff to the southeast corner of the site does not exceed
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the flow rate assumed in the previous LDS temple drainage analysis, no detention is
necessary for the southeastern drainage basin per a memo sent to Heather McDowell.
5. 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-guideli
nes-regulations/stormwater-criteria) Extended detention is the usual method selected for
water quality treatment; however the use of any of the BMPs is encouraged.
JR Response: 75% of the new impervious area is treated by an LID.
6. Low Impact Development (LID) requirements are required on all new or redeveloping
property which includes sites required to be brought into compliance with the Land Use
Code. These require a higher degree of water quality treatment with one of the two
following options:
a. 50% of the newly added or modified impervious area must be treated by LID techniques
and 25% of new paved areas must be pervious.
b. 75% of all newly added or modified impervious area must be treated by LID techniques.
JR Response: 75% of the new impervious area is treated by an LID.
7. Standard operating procedures (SOPs) for all onsite drainage facilities (including LID
systems) will be included as part of the Development Agreement. More information and
links can be found at:http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-
quality/low-impcat-development
JR Response: Noted.
8. Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria regarding
detention drain time will apply to this project. As part of the drainage design, the engineer
will be required to show compliance with this statute using a standard spreadsheet
(available on request) that will need to be included in the drainage report. Upon completion
of the project, the engineer will also be required to upload the approved spreadsheet onto
the Statewide Compliance Portal. This will apply to any volume based stormwater storage.
JR Response: Noted.
9. There is a final site inspection required when the project construction is complete and the
maintenance is handed over to an HOA or another maintenance organization.
JR Response: Noted.
10.The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious
are over 350 sq-ft and there is a $1,045.00/acre 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 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 it based on the site disturbance area, ccc coo the measures, or a minimum
amount in accordance with the Fort Collins Sotrmwater Manual.
JR Response: Noted.
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Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE LANES
Emergency access is required to within 150' of all exterior portions of the ground floor
perimeter. Based upon the location of Majestic Place, this code requirement appears to have
been met. Code language provided below.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a
building hereafter constructed or moved into or within the jurisdiction. The fire apparatus
access road shall comply with the requirements of this section and shall extend to within 150
feet of all portions of the facility and all portions of the exterior walls of the first story of the
building as measured by an approved route around the exterior of the building or facility.
JR Response: Noted
2. WATER SUPPLY
A hydrant is required within 400' of any residential home as measured along the path of
vehicle travel. The existing utility infrastructure available in the area appears to satisfy this
code requirement, however it is the applicant's responsibility to verify pressure and volume.
Code language provided below.
> IFC 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.
JR Response: Noted
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Department: Environmental Planning
Contact: Kelly Kimple, 970-416-2401, kkimple@fcgov.com
1. An Ecological Characterization Study (ECS) was conducted on this property in 2012 as part
of the development review process for the LDS temple. This ECS is sufficient for the current
proposal and another ECS will not be required. However, we recommend that landscaping
for the open space area be consistent with the mitigation and management
recommendations established for the LDS temple. Copies of the ECS and the mitigation and
monitoring plan will be provided and should help guide the landscape plans for this
development.
JR Response: Noted
2. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article
3.2.1 (E)(3), requires that you use low-water-use plants and grasses in your landscaping or
re-landscaping and reduce bluegrass lawns as much as possible. Native and wildlife-friendly
landscaping is encouraged as well.
Furthermore, we recommend using the same seed mixes used at the LDS temple, where
appropriate, along with a similar variety of trees and shrubs.
JR Response: Noted
3. The applicant should make note of Article 3.2.1(C) that requires developments to submit a
landscape and tree protection plan, and if receiving water service from the City, an irrigation
plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances
the pedestrian environment". 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 (970-221-6361 or tbuchanan@fcgov.com) to determine the status of the
existing trees and any mitigation requirements that could result from the proposed
development.
JR Response: Noted
4. 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.
JR Response: Noted
5. Our city has an established identity as a forward-thinking community that cares about the
quality of life it offers its citizens and has many sustainability programs and goals that may
benefit your project. Of particular interest may be the:
1. ClimateWise program: fcgov.com/climatewise/
2. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP):
fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell
at 970-221-6288 or cmtichell@fcgov.com
3. Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at
970-416-4238 or traeker@fcgov.com
4. Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or
nweaver@fcgov.com
5. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970-
224-6003 or gschroeder@fcgov.com
6. Nature in the City Strategic Plan: fcgov.com/planning/natureinthecity/?
key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213 or
jscharton@fcgov.com
Please consider the City’s sustainability goals and ways for your development to engage with
these efforts, and let me know if I can help connect you to these programs.
JR Response: Noted
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Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
1. Pertaining to the annexation, generally no comments, though it would appear that the
annexation does not annex the entire physical width of the private drive (known as Rock
Castle Lane) along the southern boundary – not sure of the potential implications or
concerns with this. The remaining comments pertain to the project development plan.
JR Response: Noted
2. 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.
JR Response: Noted
3. 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
JR Response: Noted the TDR fee has been submitted.
4. 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.
JR Response: Noted
5. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site
need to meet ADA standards, if they currently do not, they will need to be reconstructed so
that they do meet current ADA standards as a part of this project. The existing driveway will
need to be evaluated to determine if the slopes and width will meet ADA requirements or if
they need to be reconstructed so that they do.
JR Response: Noted, ADA requirements will be meet.
6. 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
JR Response: public improvements were designed in accordance with LCUASS
7. The plans identify Majestic Place as the existing street abutting the property. The plat for Fort
Collins Colorado Temple has this dedicated as Majestic Road.
JR Response: The street name has been changed.
8. This project is responsible for dedicating any right-of-way and easements that are necessary
or required by the City for this project. This shall including the standard utility easements that
are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and
9 foot along all other street classifications). Note that the subdivision plat for Fort Collins
Colorado Temple did not dedicate the 9 foot utility easement behind Majestic Road.
JR Response:Noted
9. With the vertical curb design of Majestic Drive, the driveways for the lots will need to be
individually specified on the plans.
JR Response: driveways located on plans.
10. Street cuts that may be needed to Majestic Drive for the development of the lots will require
street cut fees and will be assessed a penalty fee due to the age of the road.
JR Response: Noted
11. Utility plans will be required and a Development Agreement will be recorded once the project
is finalized.
JR Response: Noted
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12. A Development Construction Permit (DCP) will need to be obtained prior to starting any work
on the site.
JR Response: Noted a DCP will be obtained prior to starting any work.
Department: Electric Engineering
Contact: Coy Althoff, , CAlthoff@fcgov.com
1. Light & Power has electric facilities running along E. Trilby Rd. and also spare conduit
running along Timberline Rd. that could all potentially be extended to this property.
JR Response: Noted
2. Development charges, electric Capacity Fee, Building Site charges and any system
modification charges necessary will apply to this development. Please reference
our policies, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
JR Response: Noted
3. Streetlights will be placed along public streets. A 40 feet separation on both sides of the light
is required between canopy trees and streetlights. A 15 feet separation on both sides of the
light is required between ornamental trees and streetlights.
JR Response: Noted
4. Contact Light and Power Engineering to coordinate the transformer and electric meter
locations, please show the locations on the utility plans.
JR Response: Noted
5. Please contact Light & Power Engineering if you have any questions at 221-6700. Please
reference our policies, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
JR Response: Noted
Planning Services
Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com
1. The annexation process requires the following:
1 - submit application
2 - Initiating Resolution with City Council
3 - Planning and Zoning Board
4 - First Reading by City Council (Must happen 30 - 60 days from Initiating Resolution)
5 - Second Reading by City Council (Annexation effective 10 days afterward)
JR Response: Noted
2. Upon annexation the proposed parcel will be zoned Urban Estate (UE). Standards for UE
development can be found in Section 4.2 of the Land Use Code.
JR Response: Noted
3. Urban Estate District Development Standards:
- Single-family detached residents are subject to review and approval by an administrative
hearing officer (Type 1).
- Maximum density is 2 dwelling units per acre.
- Lots shall be a minimum of 1/2 acre in size (21,780 s.f.).
- Dimensional Standards.
(a) Minimum lot width shall be one hundred (100) feet, except that the minimum lot width for
a single-family dwelling on a lot located in a subdivision that was developed pursuant to the
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R-L District standards prior to March 28, 1997, shall be sixty (60) feet.
(b) Minimum depth of the front yard shall be thirty (30) feet, except that the minimum depth of
the front yard for a single-family dwelling on a lot located in a subdivision that was developed
pursuant to the R-L district standards prior to March 28, 1997, shall be twenty (20) feet.
(c) Minimum depth of the rear yard shall be twenty-five (25) feet, except that the minimum
depth of the rear yard for a single-family dwelling on a lot located in a subdivision that was
developed pursuant to the R-L district standards prior to March 28, 1997, shall be fifteen (15)
feet.
(d) Minimum side yard width shall be twenty (20) feet, except that the minimum depth of the
side yard for a single-family dwelling on a lot located in a subdivision that was developed
pursuant to the R-L district standards prior to March 28, 1997, shall be fifteen (15) feet on the
street side of any corner lot and five (5) feet for all interior side yards.
(e) Maximum building height shall be three (3) stories.
JR Response: Noted
4. Residential development standards can be found in Section 3.5.2 of the Land Use Code.
JR Response: Noted
5. An annexation (ANX) and a Project Development Plan (PDP) may be processed concurrently
but two separate applications must be made. The public hearing for the PDP cannot occur
until 10 days after the second reading of the annexation.
JR Response: Noted
6. Please forward your communication with Larimer County regarding the transfer of density
units (TDU) program.
JR Response: Noted