HomeMy WebLinkAboutMAPLE HILL PARK - BASIC DEVELOPMENT REVIEW - BDR170002 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW1
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
July 13, 2015
Matt Day
City of Fort Collins
215 N Mason St
Fort Collins, CO 80524
Re: Maple Hill Park
Description of project: This is a request to build a City park in the Maple Hill neighborhood
(Parcel #8832242909). The park is identified as a Neighborhood Park in the Parks and
Recreation Policy Plan. The proposed park will feature a multi-purpose field, playground
and trail connections. The parcel is located in the Low Density Mixed-Use Neighborhood
(LMN) zone district. The proposal will be subject to Basic Development Review (BDR).
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, Jason Holland,
at 970-224-6126 or jholland@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com
1. Is there any parking proposed?
LUC 3.2.2(K)(5) Handicap parking spaces are required in numbers per this section. If
you have 1-25 parking spaces you’ll need one van accessible handicap space.
Response: Parking will be provided on adjacent streets
2. Is there bicycle parking proposed? Bicylce parking will be required.
Response: Bicycle parking has been provided
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3. How will the trash and recycling be handled?
Response: Trash and recycling cans will be provided on site and will be serviced and removed off site on a
regular basis.
4. Light sources shall be concealed and fully shielded and shall feature sharp cut-off
capability so as to minimize up-light, spill-light, glare and unnecessary diffusion on
adjacent property.
Response: Full cut-off fixtures have been provided
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. This site is not served by the City of Fort Collins for water or wastewater.
Response: Noted.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. It is assumed that the neighborhood park was included in the original planning for the
neighborhood. In addition, any additional vehicular traffic due to the park 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.
Response: Noted
2. Any adjacent streets not yet completed need to be completed. This includes sidewalks
along Maple Hill.
Response: Missing sidewalk along Maple Hill Drive will be provided
2. Please plan to include ample bike parking.
Response: Bicycle parking has been provided
3. Is there a curb cut and parking lot along Bar Harbor? It's difficult to tell from the sketch.
Response: Curb modifications are only anticipated at the sidewalk ramp locations.
Department: Stormwater Engineering
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,
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Jesse Schlam at 224-6015 or jschlam@fcgov.com.
Response: These are provided in the submittal
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-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.
Response:
3. 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 for 50% of the new
impervious area and 25% of new paved areas must be pervious. More information and
links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopment
4. The grading & drainage design for the site must conform to the already approved Maple
Hill Drainage Report.
Response: Noted
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 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.
Response: Noted
6. The design of this site must conform to the drainage basin design of the
Boxelder/Cooper Slough Master Drainage Plan as well the Fort Collins Stormwater
Manual.
Response: Noted
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE LANES
Fire access is required to within 150' of all portions of the facility structures. Code
language and specifications 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
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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. When any portion of the facility or any portion of an exterior wall of
the first story of the building is located more than 150 feet from fire apparatus access,
the fire code official is authorized to increase the dimension 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: Noted
2. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A hydrant is typically required within 300' of the park structures, however if
the park structures are to be of non-combustible construction, hydrant distances may be
extended. Further discussion is required. Code language provided below.
> 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.
Response: Noted
Department: Environmental Planning
Contact: Kelly Kimple, , kkimple@fcgov.com
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.
Response: An emphasis on native plants has been integrated into the plant list
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
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1. Marc Ragasa (mragasa@fcgov.com) or 221-6603 will be the Engineer assigned to this
project. Please contact him if you have further questions regarding the engineering
comments or requirements.
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.
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
Response: Noted
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.
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.
Response: Noted
6. The project will need to be designed and construct incomplete frontage improvements
with this project. This appears to include the completion of the installation of sidewalk
along Maple Hill Drive.
Response: Noted
7. 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: Noted
8. This project is responsible for dedicating any right-of-way and easements that are
necessary for this project.
Response: Noted
9. Construction plans will be required.
Response: Noted
10. Street cuts will require an excavation permit with street cut penalty fees likely due to the
age of the streets likely being less than 5 years.
Response: Noted
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
Response: Noted
12. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
Response: Noted
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Department: Electric Engineering
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
1. System modification, development and capacity charges will apply at owner’s expense.
Response: Noted
2. Light & Power has single phase and three phase facilities adjacent to the site.
Response: Noted
3. Please contact Light and 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
Response: Noted
Planning Services
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
1. Can the park design be adjusted to provide more direct trail street crossings and trail flow
through the park.
Response: Site design has been influenced by the regional trail connections.
2. The proposed development is subject to a Basic Development Review, please contact
the Zoning Department regarding your formal submittal.
Response: Noted