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Home My WebLink AboutCOUNTRY CLUB RESERVE - PDP - PDP170008 - 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 December 11, 2015 Jim Birdsall TBGroup 444 Mountain Ave. Berthoud, CO 80532 Re: Country Club Reserve - Residential Description of project: This is a request to construct 151 single-family homes on the southwest corner of Turnbury and East Douglas (parcel #8830100001). The development will be clustered to preserve 50% of the parcel as open space. Each lot will be approximately 55’ x 110’. The site is located in the Urban Estate (UE) zone district. This proposal will be subject to Planning & Zoning Board (Type II) 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, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com. Comment Summary: Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com 1. Building envelopes shall be identified on the cluster development, and the residential building setbacks, lot width and lot size shall conform to subsection 3.5.2(D). The maximum residential building height shall be two and one-half (2½) stories. Building envelopes and building setbacks with lot sizes conform to section 3.5.2(D) Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com 1. 1. Water and wastewater services in this area are provided by the ELCO Water District 2 and the Boxelder Sanitation District. The Utility Plans note this. Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 1. The anticipated traffic volume from this development (more than 1,000 vehicular trips per day) meets the threshold for needing a full Traffic Impact Study. Please have your traffic engineer contact me to scope the study. Note that the study will need to evaluate intersections of concern including SH 1 / Douglas Road, Turnberry / Country Club and potentially Lemay / Vine. TIS included with submittal 2. This development would need to make adjacent street road improvements along both Douglas and Turnberry. Douglas and Turnberry are getting improved along the frontage of the project site. 3. Some nearby roads are in unincorported Larimer County and as such the review process will include a curtesy review with the County. Noted 4. The number and location of access points are to be reviewed and approved by the City. They need to meet City standards. Be mindful of driveways/roads across Douglas - the concept design shows offset access points that may be problematic (especially to Twilight Lane). Access points have been moved to align with adjacent driveways on north side of Douglas. 5. Is there any way to get an east/west pedestrian/bike connection between neighborhoods? There is a bike lane along Douglas but there is no internal bike connection path between Neighborhoods. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com 1. 1. 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 Criteria Manual. Noted 2. 2. The drainage outfall for this site is the No. Eight Ditch. The ditch company may dictate the outfall rate into the ditch, and it may be more restrictive than the 2-year historic rate. Bill Johnston is the Superintendent, 222-0090 (Cell), 962-1603 (pager), and (970) 454-3377. Barry Anderson is the President, (970) 454-2002 and Don Engle is the Office Manager, (970) 454-3377. Noted 3. 3. 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. 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 3 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. Noted 4. 4. Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. Onsite detention and water quality has been provided through out the site. 5. 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-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. BMP’s have been used for water quality treatment. There are 3 separate Rain Gardens. 6. 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 for 50% of the new impervious area and 25% of new paved areas must be pervious. Standard operating procedures (SOPs) for all onsite drainage facilities 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-impact-dev elopement LID is being provided via Rain Gardens 7. 7. 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, including extended detention basins and bio-retention cells. Noted 8. 8. 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. Noted 4 Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. CUL-DE-SACS FCLUC 3.6.2(B): Cul-de-sacs are permitted only if they do not exceed 660 feet in length and have a turnaround at the end with a minimum outside turning radius of 50 feet (100 foot diameter). Cul-de-sacs do not exceed 660 feet in length and have the proper turnarounds at the end. 2. WATER SUPPLY > 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, on 800-foot centers thereafter. Noted Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com 1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of known natural habitat features (aquatic area on-site, wet meadows, and the No. 8 ditch). Please note that buffer zones may be required adjacent to these features, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. Additional habitat mitigation or enhancement measures may be recommended in the ECS report. Landscape species selected per the ECS report Please contact me if you would like to discuss the scope and requirements of the ECS further. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. Wetland Buffer zone has been delineated and called out on Utility Plans 2. Within any buffer zones (if applicable), 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. Noted 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 natural features. In addition, if you will be using LED light fixtures, please consider a warmer color temperature (as close to 2700K as possible) to reduce impacts to circadian rhythms for both humans and wildlife. Noted 4. 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 landscaping is encouraged to the extent possible, as well. Noted 5. The applicant should make note of Article 3.2.1(C) that requires developments to submit 5 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. Noted 6. The subject parcel contains active oil and gas operations (4 active wells). Residential uses in proximity (within 1000 feet¿) of an oil and gas operation are required to buffer these proposed uses from existing oil and gas operations to minimize future conflicts. The Land Use Code requires three things when in close proximity to an oil and gas operation: 1. A 1,000¿ radius must be drawn on the plat and a note shall be included in the plat informing property owners they are in close proximity to an oil and gas operation. 2. If the residential development is within 500¿ of an existing operation and a fence does not surround the operation, the development must erect a fence along the property boundary between the operation and the development that restricts public access to the operation. 3. Regarding buffering standards, if any residential development is proposed within 500¿ of an existing operation, then certain landscaping and berming requirements apply. The Land Use Code does not allow residential development closer than 350¿ of an existing operation. Buffer zones have been established and there are currently onsite fences surrounding the oil and gas wells The applicable buffering standards can be found in Land Use Code Section 3.8.26. 7. If there are any prairie dogs present on the property, 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. Noted 8. 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 9. 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. Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 2. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 3. Nature in the City Strategic Plan: fcgov.com/planning/natureinthecity/? key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213 or 6 jscharton@fcgov.com 4. Solar Energy: http://www.fcgov.com/utilities/residential/renewables/solar-contractors-resources, contact Norm Weaver at 970-416-2312 or nweaver@fcgov.com 5. Urban Agriculture: http://www.fcgov.com/developmentreview/urbanagriculture.php 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. Noted Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@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. There is a note on the demolition plan stating that any damaged infrastructure must be replaced per city standards. 4. 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. All ramps meet ADA standards 5. 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 LCUASS standards were used. 6. 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). ROW easements have been dedicated 7. In addition to improving the public streets abutting the property in accordance with the roadway classification for the streets, the project would need to construct off-site improvements to the nearest improved arterial roadway in accordance with 3.3.2(F) of the Land Use Code. Noted 7 8. Based on a previous geotech report on the property finding subsurface water within 4 feet of existing grade, a subsurface water investigation in accordance with Chapter 5.6 of LCUASS is required. The construction of basements on the property would need to address how to mitigate potential shallow groundwater on the property. A subsurface water investigation was performed. 9. If the streets internal to the property are proposed to be public streets, they would need to be designed and built in accordance with City LCUASS criteria. The streets may also be street-like private drives, which would allow for street names, but not then required to be designed and built to public street City LCUASS criteria. The streets have been designed as street-like private drives with typical LCUASS cross section. 10. Street pattern and connectivity requirements in 3.6.2 of the Land Use Code may require additional connectivity than what is currently shown on the plan. Noted 11. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Noted 12. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Noted 13. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Noted 14. Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. There is no bike parking 15. In regards to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary Staging and/or parking needs associated with the completion of the Development . Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Noted Department: Electric Engineering Contact: Coy Althoff, , CAlthoff@fcgov.com 1. Electric facilities will likely need to be extended from the South along the West side of Turnberry Rd. There also may be the option to tie into single phase power from the South West (Hearthfire Subdivision.) Noted 2. Please note that off-site easements may need to be dedicated in order to serve this subdivision. Noted 8 3. 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. Noted 4. 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. 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. Noted Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com 1. 1 Detailed requirements for buffering of houses from oil and gas operations are found in Section 3.8.26 of the Land Use Code. Distances, plantings, fencing, and berming are components to be addressed. (The proposed plan lends itself to compliance given the cluster plan with open space.) Noted 2. 2 A next step, or early step, would be a Neighborhood Meeting. Staff can assist with a date and venue. Noted 3. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. Noted 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. Noted 5. 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 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. A modification will not be required because it meets the LUC 9 7. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Noted 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. Noted 9. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Noted