Loading...
HomeMy WebLinkAboutGATEWAY AT PROSPECT AMENDED ODP - ODP160001 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW• Citjl O� Fort �otlins November 20, 2012 Cathy Mathis The Birdsall Group 444 Mountain Avenue Berthoud, CO 80513 Re: Interstate Lands ODP � Community Development and Neighborhood Services ._�;1 North College Avenue PO Box 580 '_ �rt Coilins. CO 80522 970.22i.6750 �)70224.6134 - fax �cav� cor�� �escription of project: This is a request to look at potentially modifying the existing Interstate Land ODP (2004� land-uses or location of land-uses (main parcel# 8716400001). The site is located northwest of the interchange at Prospect Road and Interstate 25 and contains approximately 177 acres. Current zoning within the ODP is Commercial (C-G) near Prospect Rd/I-25, Employment (E) further west and north, and Low Density Mixed-Use Neighborhood (L-M-N) on the western boundary. Any potential major amendment is subject to Planning & Zoning Board (Type 2) 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 221-6343 or tshepard@fcgov.com. Comment Summary: Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Water and wastewater services in this area are provided by the ELCO Water District and the Boxelder Sanitation District. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 1. Stormwater Utility Floodplain Comments: , A large part of this pr�ty is in the FEMA Regulatory Boxelder an�oper Slough Floodplains and must comply with Chapter 10 of City Code. A FEMA Floodplain Risk Map is attached. 2. Residential and mixed-use buildings may not be constructed in a FEMA regulated floodway. 3. Non-residential structures are allowed in the floodway, provided that they are proven by a registered professional engineer (P.E.) to cause no change in the base flood elevation (BFE) and no change to the floodway boundary, all as documented by technical analysis. New non-residential structures must also be either elevated 18-inches above the Base Flood Elevation (BFE), or floodproofed to that same elevation. That elevation is known as the Regulatory Flood Protection Elevation (RFPE = BFE + 18"). 4. Nonstructural development (fences, detention ponds, hard surface paths, fill, driveways, parking areas, vegetation, etc.) is allowed within the floodway as long as it can be proven by a P.E. that the development will not cause a change BFE or a change to the floodway or flood fringe boundaries. All technical analyses must be prepared using modeling and mapping techniques consistent with current floodplain modeling guidelines and standards. 5. Residential, non-residential and mixed use structures are allowed in a FEMA regulated flood fringe, as long they are elevated to the RFPE. Non-residential structures may be floodproofed in lieu of elevation. 6. Basements may not be constructed below the RFPE in a residential structure within the flood fringe. Non-residential basements must be floodproofed. 7. Nonstructural development is not restricted within the flood fringe. 8. Any and all construction activities in the floodway or flood fringe must be preceded by an approved floodplain use permit, $25 fee and approved plans. If modeling is involved, the permit fee is $325. The permit form, as well as no-rise certification forms for work in the floodway, can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. This includes any storm drain outfalls into Cooper Slough. 9. Development review checklists for floodplain requirements can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please utilize these documents when preparing your plans for submittal. Please contact Shane Boyle of Stormwater Master Planning at sboyle@fcgov.com for floodplain CAD line work as required per the floodplain development review check list. 10. The floodplain administrator for the Boxelder and Cooper Slough floodplains is Brian Varrella; 970.416.2217, bvarrella@fcgov.com. Please contact Brian to set up a meeting to discuss floodplain requirements and buffer zone standards (see next comment). 11. In addition to the floodplain restrictions for this property, Boxelder Creek has an erosion buffer zone along the adjacent banks. That buffer is shown on the attached Flood Risk Map. New residential, non-residential and mixed-use structures may not be constructed within the buffer. Utility construction, fencing, trails, walkways, bridges, grading and vegetation must be designed under current Chapter 10 standards and specifications. Prohibited uses in the erosion buffer include detention ponds, water quality ponds, fill, outdoor storage, driveways and parking areas. Any work within the buffer zone must be preceded by a channel stability analysis prepared by a P.E. 12. Stormwater Master Planning Comments: The Boxelder Creek and Cooper Slough floodplains in this area may be reduced through the implementation of the Gray Lakes Flood Control project. This project will potentially reduce the 100-year discharges along both creeks in the vicinity of the proposed development. The project is being managed by the Boxel�tormwater Authority. City staff can provi� update on the impacts of this project to the site. 13. A culvert upgrade project is currently planned for the crossing of Boxelder Creek at Prospect Road. This project involves new concrete box culverts or a bridge at Prospect Road, an overflow channel, and channel improvements to Boxelder Creek, both north and south of Prospect Road. This project is being managed by the City of Fort Collins Utilities, in conjunction with the Town of Timnath. 14. As part of the aforementioned Gray Lakes project, the existing blocked culverts on Boxelder Creek at 125 are planned to be opened and flows will be allowed to pass through the site. The culverts will only be opened after the conclusion of the Gray Lakes project and the installation of the new culverts at Prospect Road. The 100-year flows through the site will be less than the current flows on Boxelder Creek and Cooper Slough. 15. The Cooper Slough/Boxelder Creek Master Drainage Plan identifies several regional and local drainage improvements along both Cooper Slough and Boxelder Creek, as well as stream restoration projects along Boxelder Creek within the confines of the proposed development. These projects will need to be considered with the overall design for the site. i6. The Erosion Buffer Limits for Boxelder Creek should be added to the site plans, and incorporated into any future designs for the site. Please contact stormwater staff for the current Erosion Buffer boundaries for the site. 17. Buffer Exhibit 3 of 3- The Cooper Slough is not being eliminated per the revised Boxelder Floodplain as shown on the Buffer Exhibit. Also, the floodplain limits shown on the Buffer Exhibit are incorrect. Please contact stormwater staff for the current floodplain boundaries for the site. 18. Buffer Exhibit 3 of 3- Please explain the source of the proposed Cooper Slough buffer limits shown on the west side of the site. Cooper Slough terminates at the Lake Canal. Is this a remnant channel of Cooper Slough? 19. Buffer Exhibit 3 of 3- Yes, the City can provide an estimate of the width of the existing and the potentially revised Boxelder Creek channel and/or floodplain. 20. Overall Development Plan Sheet 2 of 3- The crossing of Boxelder Creek north of prospect Road will be affected by the potential revision to the Boxelder creek floodplain. The floodplain revision may affect the size of the structure, but the revision to the floodplain should not eliminate the need for the crossing. The elimination of the connection may be related to emergency access issues, rather than the width of the floodplain. 21. It is suggested that the applicant meet with Stormwater staff to further discuss the many stormwater, floodplain, and stream restoration issues associated with this project. The contact person for master plan improvements is Mark Kempton, Stormwater Master Planning Manager (970) 416-2233, mkempton @fcgov.com. 22. The contact person at CDOT is Steve Griffin, 970- 350-2140. Steven.Griffin@dot.state.co.us. He can provide an update on CDOT's North I-25 Design project and how it impacts the drainage in the area. 23. Stormwater Development Review Comments: The drainage report for an ODP needs to address the overall drainage concepts and the plan needs to show the general location of detention facilities, swales/channels and any other major parts of the proposed drainage system. The ODP, PDP and FP drainage and erosion control reports and construction plans must be prepared by a Professional Engineer registered in Colorado. The PDP drainage report must address the four-step process for selecting structural BMPs. Standard operating , procedures (SOPs) f� onsite drainage facilities need to be prep� 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 requirements are in the Stormwater Design Criteria Section 1.3.3. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam @fcgov.com. I 24. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate. 25. Water quality treatment is also required as described in the Urban Storm Drainage Criteria Manual, Volume 3- Best Management Practices (BMPs). (http://www.udfcd.org/downloads/down_critmanual_vollll.htm) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. 26. The Stormwater Utility anticipates that City Council will be approving new Low Impact Development (LID) requirements in late December 2012 or early January 2013. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. 27. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.ft.) for new impervious area over 350 sq.-ft., and there is a$1,045.00/acre ($0.024/sq.ft.) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found on the City's web site at http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-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 is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Design Criteria. 28. The design of this site must conform to the drainage basin design of the Boxelder/Cooper Slough Master Drainage Plan as well the City's Design Criteria and Construction standards. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, 'Llynxwiler@poudre-fire.org 1. FIRE ACCESS Dead-end fire apparatus access roads cannot exceed 660 feet in length. As a minimum, a second point of access is required into this proposed sub-division. FCLUC 3.6.2(B)2006 2. FIRE LANE 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. > Be visible by painting and signage, and maintained unobstructed at all times. > Have appropriate maintenance agreements that are legally binding and enforceable. u 3. WATER SUPPLY • Fire hydrants must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and flow must meet minimum requirements based on type of occupancy. 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. 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. 2006 International Fire Code 508.1 and Appendix B 4. STREET NAMES AND ADDRESSING A plan for street naming and addressing shall be submitted for review and approval. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com 1. According to Section 2.3.2(H)(3)(5) of the Land Use Code, "the overall development plan shall show the general location and approximate size of all natural areas, habitats and features within its boundaries and shall indicate the applicant's proposed rough estimate of the natural area buffer zones as required pursuant to Section 3.4.1(E)." The existing ODP provides these rough estimates, though the Cooper Slough buffer can be removed as the slough now drains into the Lake Canal instead of through this property. 2. If the ODP is to be updated, you can add a note on the Overall Development Plan sheet to read as follows, "Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitats Buffer Zone." In addition, please feel free to reference Section 2.3.2(H)(3)(5) to reiterate the areas delineated on the ODP are rough estimates of existing Natural Habitat Buffer Zones and that these areas wiil be delineated in greater detail on individual PDPs for the respective parcels. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slanqenberqer@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. 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. With a PDP project 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. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting for this project. In addition, please contact Transportation Planning for their requirements as well. 5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LC�S). They are available online at: � http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm 6. Improvements to the Frontage Road and Prospect Road will be required at the time of development of the property including the median construction within Prospect Road adjacent to the site. 7. With any future PDP this project is responsible for dedicating any right-of-way and easements that are necessary for this/ these projects. 8. With each PDP utility plans will be required and a Development Agreement will be recorded once the project is finalized. 9. This site is adjacent to CDOT roadway and all access to the site off of the frontage road is subject to CDOT approval. Plans will be routed to CDOT for review and approval and the applicant may need to obtain access permits from CDOT. 10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. 11. If there is the ability to connect to the development to the West then the LUC would identify that all existing street stubs should be connected to. This would be connections to Surrey Ln, Boxelder Dr, Kenwood Dr, and Locust St. These areas are currently in the County they maintain their own streets. As such the neighborhoods may have concerns with additional traffic on streets that they maintain. 12. When this site has been looked at before it appeared that most likely off-site row along Prospect to the west of the site would be needed in order to accommodate the widening needed on Prospect to provide for the left turn lane into the site. 13. It is unlikely that the access point into the site off of Prospect would ever be signalized. The spacing of the access point would not meet typical spacing needs. 14. Answers to Questions posed in the application. Are the street patterns and connections shown on the attached ODP acceptable? With the desire to remove the access to the site from the frontage road and connecting to Box Elder Estates we really need a TIS to determine if adequate and acceptable access can be provided through the existing neighborhood and with just the one street access off of Prospect. The frontage road is ctassified as a Collector on the Master Street Plan. Are any additional improvements needed on the frontage road? Yes, the frontage road has only been improved adjacent to the developed Interstate Lands PUD 1 st Filing site. Curb, gutter, sidewalk and widening of the road is needed and is the responsibility of the developer adjacent to the roadway. What improvements off-site, is any, will be necessary? As indicated above it is likely that some work and widening on Prospect Road beyond the boundaries of this site will be needed. At the time of ODP it hard to determine the extent of what improvements for the development will be needed as we do not know when a project will be submitted and how much or how little of the site will be submitted with each PDP. The TIS for each PDP will provide a lot of information to help determine what road infrastructure improvements maybe needed with that proposed project. Status of the widening of Prospect Road — is this on the City's radar? What is the burden on this project? The improvements to Prospect are identified in the City's Transportation Master Plan, but to my knowledge is not a currently scheduled project. As will all development the project is responsible for designing and improving the adjacent streets to standards and as needed to provide adequate level of service for the project. The development will need to design and construct Prospect Road and the Frontage Road adjacen o the site and off-site as needed to accommodate the site. The developer is responsible for it's local street portion of these improvements, the oversized portions of these roadways that have been built to ultimate standards are eligible for street oversizing reimbursement. If the developer builds any local street portion of the roadway improvements adjacent to other property they would have the ability to file for reimbursement from that property owner and would be due at such time as they develop or redevelop. Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcgov.com 1. City of Fort Collins Light & Power Department would provide the power to this site. 2. Light & Power currently has existing electric facilities running along the S. side of Prospect Rd. and along the E. side of the Frontage Rd. 3. Contact Light & Power Engineering @ 221-6700 to discuss power needs. Current Planning Contact: Ted Shepard, 970-221-6343, tshepard@fc oq v.cor� 1. The arrangement and amount of land uses can be adjusted with an Amendment but only as long as the O.D.P., as amended, continues to comply with Section 2.3.2(H)(1) which requires that the proposed land uses match the zoning that is currently in place. 2. As the ALTA Survey indicates, the westerly strip of land has been conveyed to the Boxelder Estates association. An O.D.P. Amendment would either have to include this land and the necessary signatures from Boxelder Estates, or removed from the boundaries of the O.D.P. thus diminishing the size of the O.D.P. 3. Any removal of the local street over the Boxelder Creek would trigger an O.D.P. Amendment. Note that Section 2.3.2(H)(3) refers to standards addressing the spacing of streets within the project. Also, with the westerly strip now owned by a residential entity, it appears unlikely that there are opportunities for street connections between Interstate Lands and Boxelder Estates. This would result in an internal street network that provides the requisite points of access for emergency providers. Please note that the "C" zone has now been updated and called "C-G" zone, or General Commercial. Also, the current O.D.P. refers to both Primary and/or Secondary Uses in the C zone but the C-G zone does not differentiate or categorize between primary and secondary uses so this reference could be deleted. 5. There is a little flexibility of allowing uses of one zone to slightly overlap into the adjoining zone but not very much. Section 1.4.6 allows for a use to overlap but only if the zone district boundary divides a"lot of record at the time the boundary was established, and where the division makes impractical the reasonable use of the lot, the boundary may be adjusted in either direction not to exceed 50 feet." 6. Please note that in the L-M-N zone, the mix of housing types has recently been revised. Now, for projects exceeding 30 acres, there must be a minimum of four housing types. The list of eligible housing types is found in Section 4.5(D)(2)(c). Also, the density range in the L-M-N has been broadened since the adoption of this O.D.P. Density is now allowed to range between four and nine dwelling units per acre. And, any standards relating to h•ing density and mix of uses will be applie�er the entire O.D.P., and not on each individual project development plan. 7. Also in the L-M-N zone, projects that exceed 40 acres must have a neighborhood center within three-quarters of a mile of all lots either within the project itself or in an adjacent project. There is a bubble labeled "N-C" but this should probably be spelled out as it duplicates the N-C, Neighborhood Commercial zone district. The standards related to the L-M-N neighborhood center are found in Section 4.5(D)(3). 8. The connection to existing Locust Street should be called out more definitively. Such connection is required per Section 2.3.2(H)(4). 9. Where there is L-M-N zoning directly adjoining Boxelder Estates without the benefit of the strip of land owned by the association, there may need to be larger lots or buffering provided in order to provide a transition. 10. An amended O.D.P. would require a neighborhood information meeting and be reviewed by the Planning and Zoning Board. The Current Planning Department will provide a map of the notification area. 11. The natural resource buffer along Boxelder Creek is 100 feet as measured from the top of bank. Staff recommends that this buffer area also be considered for a sufficient amount of plant material to help mitigate the sound emanating from I-25 for the benefit of the residential area further west. Attenuating sound from the interstate may be an important feature for future residents. 12. 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. 13. 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. 14. 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. 15. 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. 16. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 17. 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. 18. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. . � Pre-Submittal Meetinqs for 6Lildinq Permits Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that the new commercial or multi-family proiects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the ear.ly to mid-design stage for this meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting. Applicants of new commercial or multi-familv proiects are advised to call 416-2341 to schedule a pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Construction shall complV with the followinq adopted codes as amended: 2009 lnternational Building Code (IBC) 2009 Infernafional Residential Code (IRC) 2009 International Energy Conservation Code (IECC) 20091nternational Mechanical Code (IMC) 2009 International Fuel Gas Code (IFGC) 2009 International Plumbing Code (1PC) as amended by the State of Colorado 2011 National Electrical Code (NEC) as amended by the State of Colorado Accessibilitv: State Law CRS 9-5 & ICC/ANSI A117.1-2003. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Desiqn: Category B. Climate Zone: Zone 5 Enerqv Code Use 1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 20091ECC Chapter 4 2. Multi-family and Condominiums 3 stories max: 2009 IECC Chapter 4. 3. Commercial and Multi-family 4 stories and taller: 2009 IECC Chapter 5. Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements can be obtained at the Building Office or contact the above phone number. Please contact City of Fort Collins Building Services, Plan Review, 416-2341 for further information.