HomeMy WebLinkAboutTHORELL PARK SUBDIVISION (FORMERLY JOHNSTON ANNEXATION) - PDP - PDP160032 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW (2)N
City of
Fort Collins
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
May 19, 2016
Lonny Phelps + jr 7-Ek-e r n 7- if
Phelps Engineering
7200 E Hampden Ave
Suite 300
Denver, CO 80224
Re: Johnston Annex - Single-family Attached
Description of project: This is a request to develop the westerly 19.87 acres of the Johnston
Annexation (parcel #8607400010) for the purpose of constructing 168 single family
attached dwelling units. The dwellings would be served by the extension of Rosen Drive on
the north, by the existing Prairie Hill Drive on the south and by the existing Red Willow
Drive on the east. A series of five central greens are planned that are flanked by units
facing the green. Garages to these units would be served by five alley -like private drives.
98 units would front on the central greens and 70 units would front on the public streets. As
proposed, there would be approximately 1.2 acres of open space. The existing single
family detached home and outbuilding would be removed. The site is located in the Low
Density Mixed -Use Neighborhood (LMN) zone district. This proposal will be subject to
Administrative (Type 1) 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, Ted Shepard,
at 970-221-6343 ortshepard@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com
1. LUC 4.5(D)(1)(b) The maximum density of any development plan taken as a whole shall
be nine (9) dwelling units per gross acre of residential land
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2. The setbacks for LMN are:
Front 15'
Rear 8'
Side 5'
Corner Side 15'
3. The residential building standards found in 3.5.2 will apply.
4. Street trees required as part of LUC 3.2.1(D)
5. LUC 3.2.1 A landscape plan is required.
6. Please show Access, Circulation and Parking as part of LUC 3.2.2
7. LUC 4.5(E)(3) Maximum Residential Building Height in LMN zone. The maximum height
of one-, two- and three-family dwellings shall be two and one-half (2.5) stories.
8. LUC 3.5.2 (F) (2) Garage doors may be located on another side of the dwelling ("side -
or rear -loaded") provided that the side of the garage facing the front street has windows
or other architectural details that mimic the features of the living portion of the dwelling.
9. LUC 3.5.2 (F) (3) Garage doors shall not comprise more than fifty (50) percent of the
ground floor street -facing linear building frontage. Alleys and corner lots are exempt from
this standard.
10. LUC 3.5.2 (F) (1) Street -facing garage doors must be recessed behind either the front
facade of the ground floor living area portion of the dwelling or a covered porch
(measuring at least six [6] feet by eight [8] feet) by at least four (4) feet. Any street -facing
garage doors complying with this standard shall not protrude forward from the front
facade of the living area portion of the dwelling by more than eight (8) feet.
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.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
1. The anticipated traffic volume from this development meets the threshold for needing a
Traffic Impact Study. Please have your traffic engineer contact me to scope the study.
The review will need to include function and operations out on Timberline.
2. You'll need to work carefully with the Engineering Department on appropriate roadway
sections / widths. The 16 or 17 ft travelways for 2-way traffic on the road sections you're
proposing have been problematic especially in developments without driveways.
3. Area trail connections to adjacent properties should be considered. Also - pedestrian
connectivity through the middle of the blocks should be considered.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcqov.com
1. The design of this site must conform to the drainage basin design of the Fossil Creek
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
2. 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
address the four -step process for selecting structural BMPs.
3. Onsite detention is required for the runoff volume difference between the 100-year
developed flow rate and the 2-year historic release rate. In the Fossil Creek basin the
2-year historic release rate is 0.2 cfs/acre.
4. The stormwater outfall for the portion of the site that is east of the irrigation lateral
appears to be into/through the Linden Park development to the south. All stormwater
drainage for the remainder of the site, west of the irrigation lateral, drains into the
existing pond and low area and does not drain out of the property. It appears as though
the only potential option for a gravity outfall from this site is toward the railroad and to the
south to Trilby. Please note that the City of Fort Collins does not allow for retention
basins or pumped detention basins.
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
del ines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
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.
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-impact-dev
elopment
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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.
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.
10. The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new
impervious area 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-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.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, iynxwiler@poudre-fire.org
1. FIRE LANES
Fire access is required to within 150' of all exterior portions of the building, or facility as
measured by an approved route around the perimeter. All fire lanes or private roads
serving as fire lanes shall be dedicated as an Emergency Access Easement and be
designed to standard fire lane specifications. Should the alleys be required to meet
minimum fire access, they too shall be dedicated and meet minimum fire lane
requirements. 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.
2. FIRE LANE SPECIFICATIONS
Where required, 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
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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.
3. DEAD-END FIRE LANES
Dead-end roads greater than 660' in length require a second point of access. Approved
access points are intended to be separated by a distance of no less than 1/2 of the
diagonal of the overall project. The proposed accesses do not appear to meet the
minimum separation distance and further discussion will be required. Code language
provided below.
> FCLUC 3.6.2(B)2006; IFC 503.2.5 and Appendix D: Dead-end fire apparatus access
roads cannot exceed 660 feet in length.
> IFC D104.3: Where two fire apparatus access roads are required, they shall be
placed a distance apart equal to not less than one half of the length of the maximum
overall diagonal dimension of the lot or area to be served, measured in a straight line
between accesses.
4. 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.
5. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS
Single family attached residences require sprinkler systems. Contact the building
department for further details.
6. PREMISE IDENTIFICATION & WAYFINDING
Further consideration is needed in order to achieve efficient route -finding within the
development for emergency services. Private drives required for residential access may
need to be named. Each dwelling unit shall be addressed separately. Residences
accessed by alleys may need to have the address posted on at least two sides of the
building (eg. greenbelt side and alley side). If the most efficient means of access to any
residence is from the rear (alley side) of the residence, a man -door will be needed in
addition to the garage door. Fell free to contact me with any questions.
> 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.
Department: Environmental Planning
Contact: Kelly Kimple, 970-416-2401, kkimple@fcgov.com
An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is
within 500 feet of multiple known natural habitats (aquatic, wetland, and riparian forest).
Please note the project will need to be designed in a way that is sensitive to these
natural features, and the buffer zone standards range from 50-100' for these features, as
identified in Section 3.4.1(E) of the Land Use Code. The current site design may need
to be modified given the results of the ECS.
The Ecological Characterization Study should include a delineation of all wetlands and
detailed recommendations for protecting and enhancing the features that are on or
adjacent to the site. The report should also address whether the aquatic feature would
be considered a concentration area for migratory waterfowl, shorebirds, or songbirds.
Surveys may need to be conducted in the spring or summer to make this determination.
The buffer distance for such concentration areas is 300 feet.
Please contact Rebecca Everette at rverette@fcgov.com or 970-416-2625 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.
2. As you proceed with the ECS and the site design, please note the following general
standard in Section 3.4.1, of the Land Use Code:
3.4.1(C) To the maximum extent feasible, the development plan shall be designed and
arranged to be compatible with and to protect natural habitats and features and the
plants and animals that inhabit them and integrate them within the developed landscape
of the community by: (1) directing development away from sensitive resources, (2)
minimizing impacts and disturbance through the use of buffer zones, (3) enhancing
existing conditions, or (4) restoring or replacing the resource value lost to the community
(either on -site or off -site) when a development proposal will result in the disturbance of
natural habitats or features.
Thus, the Land Use Code strongly emphasizes the protection of a parcel's natural
habitat or features in their current state. In addition, buffer zones may be required on this
property to enhance the function of the natural features and to minimize disturbance of
the resource.
3. Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to
determine if the existing landscaping 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.
4. 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.
5. In regard to LED light fixtures, cooler color temperatures are harsher at night and cause
more disruption to circadian rhythms for both humans and wildlife. Please consider a
warmer color temperature (warm white, 3000K or less) for your LED light fixtures.
Please also consider fixtures with dimming capabilities so that light levels can be
adjusted as needed.
6. 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.
7. 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.
8. 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: http://www.fcgov.com/enviro/green-building.php, contact
Tony Raeker at 970-416-4238 or traeker@fcgov.com
2. Solar Energy:
http://www.fcgov.com/utilities/residential/renewables/solar-contractors-resources,
contact Norm Weaver at 970-416-2312 or nweaver@fcgov.com
3. Urban Agriculture: http://www.fcgov.com/developmentreview/urbanagricuIture.php
4. 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.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcqov.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.
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
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.
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.
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
6. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. Most easements to be dedicated need
to be public easements dedicated to the City. 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). Information on the
dedication process can be found at: http://www.fcgov.com/engineering/devrev.php
7. The plans show the use of narrow residential streets and public alleys. Neither of these
would be allowed under LCUASS. If developed as public streets, these would need to
be 36 feet in width in accordance with our connector local standards (due to multi -family
projects requiring the larger street width). Rear access roadways that function as alleys
would need to be private.
8. Access spacing onto Red Willow Drive will need to meet collector spacing
requirements.
9. The construction of a public street along the northern boundary of the property would
need to ensure that right-of-way is dedicated to the northern boundary of the property to
ensure future development can tie into the property for access (and would allow the
ability to seek for reimbursement from the property owner to the north for the abutting
proportion of roadway under Section 3.3.2(F)(2) of the Land Use Code.
10. The termination of a public street requires a 100 foot diameter cul-de-sac bulb in
accordance with LCUASS. The termination of a public street cannot be an intersecting
alley, regardless if public or private.
11. As shown on the plans, the southern road of 41 units results in double frontage lots and
would not be allowed due to the homeowner needing to maintain (i.e., sidewalk
shoveling) double frontages. There may be a manner in which this occurs provided that
there's an HOA maintained tract of land that provides maintenance of the public
infrastructure abutting.
12. Sidewalk along Red Willow Drive in accordance with our collector standards would
need to be installed by the Developer.
13. There may need to be approvals of a ditch company on the plans and 3 feet of cover for
any pipe under a public street (including ditch company pipes) is required.
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14. Civil construction plans will be required. A Development Agreement will be required
recorded once the project is finalized with recordation costs paid for by the applicant.
15. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any surveying and/or design
work.
16. A Development Construction Permit (DCP) will need to be obtained prior to starting any
work on the site.
17. A utility coordination meeting on this site is suggested. Utility coordination meetings if
requested are typically scheduled after the preliminary submittal of the project, but can
be scheduled prior to submittal upon request. Please provide a site plan with
preliminary utility layout for routing with the meeting notice. If you are interested in having
a utility coordination meeting, please contact the development review engineer for
scheduling.
18. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending
on parking design.
19. 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.
20. 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.
Department: Electric Engineering
Contact: Luke Unruh, 9704162724, lunruh@fcqov.com
1. Light and Power has electric facilities readily accessible to serve the development.
2. Electric Capacity Fee, Building Site charges, and any necessary system modification
charges will apply. Please see the Electric Estimating Calculator and Electric
Construction Policies, Practices & Procedures at the following link:
http://www.fcgov.com/utilities/business/builders-and-developers
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.
4. Contact Light and Power Engineering to coordinate the transformer locations, please
show the locations on the utility plans. Transformer must be within 10' of an
asphalt/concrete surface.
5. Please contact Light & Power Engineering if you have any questions at 221-6700.
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Department: Building Inspection
Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com
1. Please schedule a pre -submittal meeting for this project. Pre -Submittal meetings assist
the designer/builder by assuring, early on in the design, that the new 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. Applicants of new projects should email scarter@fcgov.com 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.
2. The City of Fort Collins has amended the 2012 IRC definition of "Townhome" by adding
the stipulation that, to qualify as a townhome, each dwelling unit must be on its own
individually -platted lot. If more than one dwelling unit is planned on each platted lot, these
buildings will be considered R2 multifamily buildings under the 2012 IBC.
Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcqov.com
1. The fundamental organizing principle for the site plan must be to utilize all three existing
public streets. This includes the logical extensions of Rosen Drive and Prairie Hill Drive.
In addition, the street system must respect the ecological attributes of the site per the
Ecological Characterization Study. It appears that the existing pond would make for a
dramatic amenity and central feature for the proposed neighborhood.
2. Staff recommends that Rosen Drive be extended along the north property line and be
single loaded like what Linden Park did along Prairie Hill Drive. That way, when the
property to the north develops, buildings can loaded on the north side of Rosen Drive.
3. Buildings must front (front door, front porch, street address, connecting walkway to public
street sidewalk) on the three existing public streets to the maximum extent feasible.
4. Where it is not possible to front a building on an existing public street, the applicant has
the following options, in order of preference:
Introduce a new public street at the Connector Local classification;
Private Street per Section 3.6.2(M);
Street Like Private Drive per Section 3.6.2(N).
5. Please note that if the Private Street or Street -Like Private Drive is selected, such
roadway must include a 4.5 foot wide detached sidewalk and a six-foot wide parkway with
street trees placed at no less than 40-foot intervals.
6. Alleys are encouraged as this allows for a more attractive streetscape as well as wider
front porches. Alleys must be private. Be sure that the drainage and grading plan is
designed such that the alleys can properly handle the stormwater runoff from both a
volume and water quality perspective.
7. All private roadways, except alleys, must designed in accordance with the access
requirements of the Poudre Fire Authority.
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8. Where it is not possible to provide alley access, and garages are placed in front, please
not that per Section 3.5.2(F), garage doors must be recessed four feet behind either the
front fagade of the ground floor living area portion of the dwelling or a covered porch
(measuring at least six feet by eight feet, but certainly may be larger). This section alsc
contains an Alternative Compliance provision in order to encourage the design to
consider other creative solutions that meet the underlying design intent of the standard.
9. Along the west property line, the existing bicycle and pedestrian path established by
Linden Park must be extended the project's north property line. The path must be
concrete and match the width of the existing path.
10. Access to this path must be conveniently located and highly visible for residents. For
example, access could be extended from the westerly termination points of Rosen Drive
and Prairie Hill Drive or centrally located between the two.
11. The minimum number of off-street parking spaces is based on the number of bedrooms
per unit in the following manner:
One or less bedrooms 1.5 spaces per dwelling
Two bedrooms 1.75 spaces per dwelling
Three bedrooms 2.0 spaces per dwelling
Four and above 3.0 spaces per dwelling
12. Per Section 3.2.2(K)(1)(b), parking on an internal street fronting on a lot containing single
family attached dwellings, may be counted to meet the parking requirements for the
development. An internal street (public or private) is considered to be a street that does
not directly connect to a larger neighborhood.
13. Existing trees must be evaluated by the City Forester per Section 3.2.1(F). Significant
trees must be preserved or properly mitigated based on evaluation. Russian Olives are
exempt from tree protection standards.
14. In the L-M-N zone, for sites less than 20 acres, the minimum required average density is
3.00 dwelling units per net acre. The maximum density is 9.00 dwelling units per gross
acre. (Section 4.5(D)(1).
15. In the L-M-N zone, for sites that are 10 acres or larger, a small neighborhood park is
required. Such park may be public or private. In this case, the park must be private as a
future public neighborhood park is planned for north of Bacon School. The private park
must be no less than one acre. 90% of the units must be within one-third of a mile of this
park. Section 4.5(D)(6)(a-e) provides the standards for this private park.
16. Staff recommends a bike/pedestrian path around the pond and that this path then
connects to the perimeter trail that will be required along the west property line.
17. Staff recommends that since the existing house is only 18 years old, it should be
preserved. If not able to be preserved, then it should be deconstructed and not simply
demolished. Please contact the Institute for the Built Environment at Colorado State
University for details. Please contact Mr. Brian Dunbar, 491-5041,
http://www.ibe.colostate.edu/
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18. Staff recommends a neighborhood meeting be conducted. Staff will set up and facilitate
this meeting. For the mailing, we charge $0.75 cents per address. We provide 14 days
notice prior to the meeting.
19. The City of Fort Collins Parks and Recreation Department (P & R) has constructed and
maintained the "Power Trail" located on the west side of the Union Pacific railroad tracks.
P & R has indicated that they are looking for locations to cross these tracks to serve the
existing and future neighborhoods east of the tracks with either an underpass or
overpass, at one, or possibly two, locations between Trilby Road on the south and Battle
Creek/Keenland Drives on the north. The trail is described as follows:
The Power Trail follows the west side of the Union Pacific Railroad south from Edora Park
to north of Harmony Road via Golden Meadows Park then south on McMurry Avenue and
Keenland Drive to the west side of the railroad to Trilby Road. Future phases will extend
the 10-foot concrete trail and 5-foot gravel path south beyond Harmony Road eventually to
Loveland's trail system. Funding is from Conservation Trust (Lottery) revenue. The Power
Trail is 3.89 paved miles.
20. The applicant is encouraged to participate in the discussion as to the number, and
location(s) and type(s) of crossing(s). Convenient and safe access to the Power Trail
from the subject site would be advantageous for future residents. In fact, the below grade
level of the tracks adjacent to the subject site lends itself to an overpass. As these
discussions ensue, opportunities to connect to this trail, whether on -site or off -site,
perhaps in partnership with P & R, should be considered. Please contact Kurt Friesen,
director, parks planning, 970-221-6618 or kfriesen @fcgov.com for further information.
21. Planning supports the comment from Engineering regarding extending the internal
north -south public street southerly to intersect with Prairie Hill Drive. Such a connection
will have the added benefit of providing right-of-way and easements for fire access and
utilities.
22. Please graphically show and label the full extent of Prairie Hill Drive as the southern tier of
dwelling units will front on this existing public street even though it's off -site.
23. The east -west alley appears as if it could be reduced in width versus the other alleys. This
is because all units served by this alley will have their utilities come in from the two public
streets and there will be no need for this alley to be flanked by utility easements. Also, the
two public streets will provide the added benefit of allowing for on -street parallel parking in
front of the units. It seems with the on -street parking, there would be less traffic on this
alley. Also, with street -facing addresses, the Poudre Fire Authority will serve from the
public street, not the alley. This will allow a reduction in the width and the turning radii.
24. Since all alleys will be private, the plans do not need to label the alley cross-section detail
as a "Fort Collins Roadway." The detail should be labeled as "Private Alley."
25. The alley cross-section indicates an eight -foot wide utility easement on either side but this
detail is derived from LCUASS Figures 7-11(F) and 7-12(F) as if the alleys are public and
this cross-section assumes the units will front on a public street. As noted, the alleys will
be private and the units will front on the "central green" not a public street.
26. For the north -south alleys, easements may have to be adjusted in order to accommodate
the "central green" layout. For example, while water and sewer may prefer to serve from
the front (central green), other utilities, such as electric, gas, phone and cable, will then
need to serve from the alley. Additional easement width may be needed to provide
12
proper horizontal separations. When the team is ready to lay out the utilities, our
Engineering Department can set up a Utility Coordination meeting. A two week routing is
typically needed.
27. While additional easement width may be necessary in the private alleys, the actual
roadway width, flowline to flowline, could be reduced. As indicated, 28 feet seems
excessive for a private alley. Please explore with the Poudre Fire Authority their required
minimum width (and turning radii) which may allow the private alley widths to be reduced.
As noted, addresses and man -doors will be needed on both sides of the units that front on
the central green and take fire access from the alley.
28. By reducing the private alleys in width, perhaps some of the units that do not have
sufficient driveway length to park a car in front of the garage ("w/o car park") can be
upgraded to have such parking.
29. Semantically speaking, the north -south "Alleys" will function as "Private Drives" given that
the units will front on a central green and not a public street. The ultimate design of these
Private Alleys/Drives must be carefully considered. Please consider the overall intent of
these drives. For example, if these drives are intended to encourage lower speeds, then
a narrow cross-section is recommended. But if easements are needed which widen the
cross-section, then the cross-section may need to include sidewalks and street trees,
both of which can be placed in the utility easements. Other design considerations may be
desired to achieve the desired intent.
30. As noted, for private alleys/drives, you have the option of whether or not to provide
illumination. If illumination is provided, it may be at any level, by any source, and not tied
to public roadway lighting standards. Our preference is to advise that you not to
over -illuminate and to use warm color tones (Kelvin temperatures no greater than 2,700 —
3,000 degrees). (Note, we get more requests to reduce roadway lighting for viewing the
dark sky than to increase illumination. Further, at low speeds, headlights provide
sufficient visibility and roadway illumination is not necessary.) Perhaps garage -mounted
fixtures, like porch lights, would provide a comfortable and safe level of lighting. Per
Section 3.2.4, all private lighting must be fully -shielded and down -directional.
31. At the recommendation of the Poudre Fire Authority, the north -south alleys need to be
named. Here is the link to the Larimer County website which allows you to check for
duplicates and phonetic sound-alikes. http://www.larimer.org/streets/
32. 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.
33. 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.
13
34. 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.
35. 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.
36. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
37. 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.
38. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
14
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5
City of Development Review Guide - STEP 2 of 8
Fort Collins
CONCEPTUAL REVIEW.
APPLICATION
General Information
All proposed development projects begin with Conceptual Review. Anyone with a development idea can schedule a
Conceptual Review meeting to get feedback on prospective development ideas. At this stage, the development idea does
not need to be finalized or professionally presented. However, a sketch plan and this application must be submitted to City
Staff prior to the Conceptual Review meeting. The more information you are able to provide, the better feedback you are
likely to get from the meeting. Please be aware that any information submitted may be considered a public record,
available for review by anyone who requests it, including the media.
Conceptual Reviews are scheduled on three Monday mornings per month on a "first come, first served" basis. One 45
meeting is allocated per applicant and only three conceptual reviews are done each Monday morning. Conceptual Review
is a free service. Complete applications and sketch plans must be submitted to City Staff no later than 5 pm, two
Tuesdays prior to the meeting date. Application materials must be e-mailed to currentplanninq(�Dfcgov.com. If you do
not have access to e-mail, other accommodations can be made upon request.
At Conceptual Review, you will meet with Staff from a number of City departments, such as Community Development and
Neighborhood Services (Zoning, Current Planning, and Development Review Engineering), Light and Power, Stormwater,
Water/Waste Water, Advance Planning (Long Range Planning and Transportation Planning) and Poudre Fire Authority.
Comments are offered by staff to assist you in preparing the detailed components of the project application. There is no
approval or denial of development proposals associated with Conceptual Review. At the meeting you will be presented
with a letter from staff, summarizing comments on your proposal.
"BOLDED ITEMS ARE REQUIRED* *The more info provided, the more detailed your comments from staff will be.*
Contact Name(s) and Role(s) (Please identify whether Consultant or Owner, etc) :
Steve Laffey (owner)
Lonny Phelps (owner rep./engineer) -- \
Business Name (if applicable) : Phelps Engineering Services, Inc.
Your Mailing Address: 7200 E. Hampden Ave., suite 300, Denver, CO 80224
Phone Number: 303-298-1644 Email Address: Iphelps@phelpsengineering.net
Site Address or Description (parcel # if no address): 1801 Rosen Drive, Ft. Collins, Co
Description of Proposal (attach additional sheets if necessary): Development of a 19.875 acre tract that is
zoned LMN for residential use to consist of 170 single-family attached dwelling units.
Proposed Use: Residentail-SFA Existing Use: One (1) single family dwelling structure.
Total Building Square Footage: 1,700 S.F. Number of Stories: 2 Lot Dimensions: 1300'x550'
Age of any Existing Structures: Approximately 20 years
Info available on Larimer County's Website: http.//www co larimer co.us/assessor/query/search.cfm
If any structures are 50+ years old, good quality, color photos of all sides of the structure are required for conceptual.
Is your property in a Flood Plain? ❑ Yes ❑ No If yes, then at what risk is it? not in mflooddplain
Info available on FC Maps: http./;gisweb fcgov com/redirect/default.aspx?layerTheme=Floodplains.
Increase in Impervious Area: approximately 30% of site or 259,725 S.F.
(Approximate amount of additional building, pavement, or etc. that will cover existing bare ground to be added to the site)
Suggested items for the Sketch Plan:
Property location and boundaries, surrounding land uses, proposed use(s), existing and proposed improvements
(buildings, landscaping, parking/drive areas, water treatment/detention, drainage), existing natural features (water bodies,
wetlands, large trees, wildlife, canals, irrigation ditches), utility line locations (if known), photographs (helpful but not
required). Things to consider when making a proposal: How does the site drain now? Will it change? If so, what will
change?
Community Development & Neighborhood Services — 281 N College Ave — Fort Collins, CO 80522-0580