HomeMy WebLinkAboutGATEWAY AT PROSPECT AMENDED ODP - ODP160001 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW (3)�
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September 15, 2014
Mike Cooper
Century Communities
8390 E Grescent Parkway
Suite 650
Green,wood Village, CO 80111
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Community De4elopment and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134-fax
icgov.com
Re: Prospect Gateway - Residential
Description of project: This is a request to construct a series of single-fam'ily attached and detached units (parcel #s
8716400001 and 8716400010), The site wiil be comprised of 396 lots at the northwest comer of I-25 and Prospect.
The site is located in the Employment (E) and Low Density Mixed-Use (LMN) zone districts. This project will be
subject to Planning & Zoning Board (Type 11) review.
Please see the following summary of comments regarding the project request referenced above. Tfie comments
offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the
project application. Modifica6ons and additibns 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 ne� steps in the review process, you may
contact the individual commenter o� direct you� questions tHrough the Project Planner, Clark Mapes, at 970-221-6225
orcmapes@fcgov.com.
CommenfSummarv:
Department: Zoning
Contact: Gary Lopez, 970•41.6-2338, glopez fcgov.com
1: No Comment
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 9T0•221•6854, rbu�nqton a(�.fcqov.com
1. Water and wastewater services in this area are provided by the ELCO Water Disfrict (493-2044) and the
Bozelder Sanitafion Distrist (498-0604).
Department: Traffic Ope�afions
Contact: Martina Wilkinson, 9T0-221•6887, mwilkinson(a�fcqov.com
1. A full traffic study will be needed. The study will need to address (and analyze) the access to the
development (proposed as a roundabout), as well as, at a minimum, the intersection of the Frontage Road
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and Prospect. �
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2. Multi-modal level of service will need to be evaluated with the TIS, especially since this area does not yet
haye gootl bike and ped connections.
3. Review the approved North I 25 EIS to ensure that this development doesn't preclude those future
improvements.
4. Close coordination with CDOT will be important (they will need to provide access peimits).
Department: Stormwater Engineering
Contact: Mark Taylor, , mtavlora�fcgov.com
1. A significant portion of this property is in the FEMA-regulatory 100-year Boxelder and Cooper Slough
Floodplains and must comply with the safety regulations of Chapter 10 of City Municipal Code. A FEMA
Flood 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 Regulafory Flood Protection Elevation (RFPE = BFE + 18"j.
4. Nonstructural development (fences, detenfion 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. fhat the development
will not cause a change to the 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
mode.l.ing guidelines and standards.
5. Residential, non-residential and mixed use structures are allowed in a FEMA-regulatory 100-year 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.
7. Nonstructural development is not restricted within the flood fringe.
8. 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 residenfial; 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. Prohibit.ed uses in the erosion buffer include detention ponds, waterquality ponds, fll,
outdoor storage, driveways and parking areas. Any work within the buffer zone must be preceded by a
channel stability analysis prepa�ed by a P.E.
9. Any construction activities in the 100-year flood fringe--sfNctu�es, fencing, paving, sidewalk, curb & gutter,
utility installation or relocation, landscaping, etc.-�must be preceded by an apprqved floodplain use permit,
and the appropriate permit application fees. Permit forms, as well as no-rise certification foRns for work in
the floodway, can be found at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents.
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10. Development review checTclists for floodplain requirements can be obtained at� '
http;l/www,fc.gov.com/utili4ies/what•we-dolstormwater/floodinglfortns-documents. Plea.se utilize these
documents wlien preparing your plans fo� submittal. Please contact Shane Boyle of Stormwater Master
Planning at sboyle@fcgov.com for floodplain CAD line work as requi�ed per the floodplain development
review cheek list.
11. Please contact Mark Taylor, 970.416.2494, mtaylor@fcgov.eom with any questions.
12. A drainage report, erosion control report, and consfruction plans are required and they must be prepared by
a Professional Engineer registered in Colorado. The drainage report must address the four-step process
for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities need
to be prepared by the drainage engineer and fhere is a final site inspection required when the project is
complete and the maintenance is handed over to an HOA or anothe� maintenance organizafion. The
erosion control report requirements are in the Fort Collins Stormwater Manual, Section 1,3.3, Volume 3,
Chapter 7 of the Fort Collins Amendments. If you need clarification conceming this section, please contact
the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com.
13. Onsite detention is required for the runoff volume difference between the 100 yeardeveloped inflow rate
and the 2 year historic release rate.
14. Fifty Percent of the site �noff is required to be treated using the stand.ard water quality treatm. ent as
described in the Fort Collins Stormwater Manual, Volume 3— Best Management Rractices (BMPs).
(http://www:fcgoV.com/utilities/business/builders-and-deVelopers/development-forms+guidelines-regulations/
stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the
use of any of the BMPs is encouraged. �
15. Low Impact Development (LID) requirements are now required when the impervious area is increased ora
site is required to be brought into compliance with the Land Use Code. These require a higher degree of
water guality treatment for 50% ofthe new impervious area and 25% of new paved areas must be pervious.
Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. Ttiere is also more
information on the EPA web site at: http://water.epa.gov/polwaste/greenlbbfs.cfm?
goback=.gde_4605732_member_219392996.
LID design information can be found on the City's web site at;
http://www.fcgov.com/utitities/business/builders-and-developers/development-forms-guidelines-regulation.s/
stormwater-criteria.
16. The outfall fo� the site is the Cooper Slough channel.
17. Flease contact Jay Rose, jmrose@fsgov.com, ph. 224-6106 at Utilities Capital Projects to di.scuss the
proposed Boxelder Bridge Replacement and Stormwater Overflow Channel project near P�ospect Road
and Bozelder Creek,
18. The city wide Stqrmwater 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 on the City's web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-inyestment=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 amou. nt in
accordarice with the Fort Collins Stormwater Manual.
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19. The design of this site�t conform to the drainage basin design of the BoxeTderlCooper Slough Master
Drainage Plan as well the Fort Collins Stormwater Manual.
Department: Fire Authority
Contact: Jim Lynxwiler, 970•416-2869, '�lynxwileran.poudre-fire.orq
1. FIRE LANES
Fire Lanes shall be provided to witfiin 150' of all portions of all buildings, as measured by an approved
roufe around the exterior of the building.
2. FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already
contained in relevant standards and policies, any new fire lane must meet the following general
requirements:
> Shall be designated on the plat as an Emergency Access Easement..
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance.
> Be designed as a flat, ha�d, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access rbads in exeess of 150 feet in length shall be pro�ided with an approved area for
turning around fire apparatus.
> The required tuming radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet
outside. Tuming radii shall be detailed on submitted plans. '
> Be visible by painting andlorsignage, and maintained unobsfructed at all times.
Intemational Fire Code 5032.3, 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
FGLUC 3.6.2(B)2006; 061FC 503.2.5 and Appendix D: Dead-end fire apparatus access roads cannot exceed
660 feet in length. Dead�nd fire access roads in excess ofi 150 feet in length shall be provitled with an
approved area for tuming around fire apparatus.
4. CUL-DE-SACS
FCLUC 3.6:2(B): Cul-de-sacs are permitted only 'rf they do not exceed 660 feet in length and have a
tumaround at the end with a minimum outside tuming radius of 50 feet (100 foot diameter).
5. TURNING RADII
20121FG 503.2.4 and LocalAmendments: The required turning radii of a fire apparatus aecess road shall be
a minimum of 25 feet inside and 50 feet outside.
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6. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
061FG 508.1 and Appendix B: RESIDENTIAL REQUIREMENTS: Within the Urban Growth Area, hydrantsto
provide 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot
centers tlie�eafter. Outsitle the Urban Growth Area; hydrants to provide 500 gpm at 20 psi residual pressure,
spaced not further than 400 feet to the building, on 800-foot centers thereafter.
7. SECOND POINT OF ACCESB
Dead-end roads in excess of 660' are required to have second point of access. When a second point of
access is required, the access points shall be Placed a distance apart equal to not less than one-half of the
length of the mazimum overall diagonal dimension of the area being developed. Although the constraints of
this site a�e recognized, the secondary access point proposed is too close to the primary access point. At
the discretion of the fire marshal, the proposed plan may be acceptable if all residences are provided with
residential fire sprinkler systems. Further discussion is advised.
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8. PREMISE IDENTIFICAT�
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A plan for street naming and numbering shall be submitted for review and approval. For identification
purposes, residences fronting a private drive (alley, etc.) shall be named.
2012 I.FC 505.1: New a.nd existing build_.ings sha.11 have approved address numbers, building numbers or
approved building identification placed in a position that is plainly legible, visible f�om fhe street or rbad
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 fhe building cannot be viewed from the public way, a mo.nument,
pole or other sign or means shall be used to identify the structure.
Department: Environmental Planning
Contact: Lindsay Ex, 970-2246143, lex(a�fcgov.com
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1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is witfiin 500 feet of a
known natural habitat (canals, Boxelder Creek, and grasslands). Please note the bufferzone standards
range from 50-100' for these features, as ident'rfied in Section 3.4.1(E) of the Land Use Code, as you
proceed with you� site design process. Please note that the Ecological Characterization Study is due a
minimum of 10 days prior to the PDP submittal.
2. Within the buffer zone, according to Article 3.4.1(E)(1)(g), fhe City has the ability to determine if fhe existing
landseaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that
your EGS discusses the existing vegetation and identifies potent'ial restoration options. If it is determined to
be insu�cient, then restoration and mitigation measures will be required.
3. With respectto lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural
areas and natural featu�es shall be protected from Iight spillage from off site sources." Thus, lighting from the
parking areas or other site amenities shall not spill over to the buffer areas.
4. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Artiele 3,2.1 (E)(2)(3),
requires fhat you use n:ative plants and grasses in your landscaping orre landscaping and reduce
bluegrass lavms as much as possible.
5. Flease be aware, the creation or enforcement of covenanfs that prohibit or limit xeriscape or drought-tolerant
landscapes, or that require pnmarily turf-grass are prohibited by both the State of Colorado and the City of
Fod Collins..
Department: Engineering Deyelopment Review
Contact: Sheri Langenberger, 970-221-65Z3, slangenberaeran.fcgov.com
1. Larimer County Roed Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Bakerat 224-6108 'rf you have any questions.
2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. Foradditional
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 priorto the acceptance of completed
improvements andlor pripr to the issuance of the first Certificate of Occupancy.
4. Please contact the City's Traffic Engineer, Martina Wilkinson (221-688� to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for
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their requirements as � �
5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are ava'ilab.le online at:
http:l/www.larimer.org/eng ineering/GMARd Stds/U rbanSt. htm
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project.
7. Utility plans will be required and a Development Agreementwill be recorded once the project is finalized.
8. This site is adjacent to CDOT roadway and all access to the site off of the frontage road is subject to CDOT
approvaL Flans will be routed to CDOT for review and approval and the applicant may need to obtain
access permits from CDOT:
9. A Development ConsfNction Permit (DCP) will need to be obtained prior to starting any work on the site.
10. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design.
11. Improvements to the Frontage Road (classified as a Collector on the Master Street Plan) and Prospect Road
(a 4-lane arterial) will be required at the time of development of the property. All developments are required
to have an improved connection to the arterial roadway system based on where the traffic will be going, so
even if this project doesn't have physical frontage on Prospect Road, improvements will be needed to meet
this standard: Per Section 3.3.2(F) the LUC reguires that all developments must have adequate access to
the City's Improved Arterial Street Netwo�k. Currently the stretch of Prospect Road between Summit View
and the Interstate is not considered Improved.
12. 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 sonnections to Surrey Ln, Boxelder Dr, Kenwood Dr,
and Locust St. These areas are currently in the Counry they maintain their own streets. As such the
neighborhoods may have concems with additional traffic on streets that #hey maintain.
13. The LUC identifies that street connections need to be made to adjacent developable property. Since this
proposal does not look to be including all the land within the proposal connections to the adjacent
developable parcels it looks like street connections would need to be provided to the north and the south.
The road shown along the east edge of this site would serve as a connection to this parcel.
14. Any additional off-site improvements that may be needed to be Level of Service standards, CDOT
standards or City standards will need to be designed and completed with this project and may include
off-site wo�k.
15. As shown fhe site is one big cul-de-sac and does not meet the LUC requirements for mazimum cul-de-sac
length, LCUASS for interconnectivity, and one access point may not be atile to physically support this
amount of traffic.
16. When this site has been looked af before it appeared that most likely off_site row along Prospect to the west
ofthe site would be needed in order to accommodate the widening needed on Prospect to provide for the
left tum lane into the site.
17. 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.
18. In the layout provided there are §ome areas identifed as alley lots. Public alleys cannot be used as this
development would not meet the criteria for utilizing them, but private drives can be used. As shown some
of the street layout may not meet standards and will need to be modified so that standards can be met.
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DepaRment: Electric Engineering
Contact: Jim Spaulding, 970-416-2772, ispaulding�a.fcgov:com
1, Please include locations of any pumps, if necessary.
2, We will need one-line diagrams and meter locations for all multi-family units.
3. Light & Power requires 3' of separa#ion from gas utilities and prefers meters to be on opposite sides of
buildings.
4. Services are required to be metered on the same side ofthe stubbed conduit.
5. Streetlighting design requires 40' of separation from large canopy trees and 15' from small omamental trees.
6; Please contact Light & Fower Electrical Engineering at 221-6700 if you have any questions.
7, Normal development charges will apply.
Planning SerVices
Contact: Clark Mapes, 970-221-6225, cmapes an.fcgov.com
1. Context Is Cruciai. A first task in any further planning for this property is to show proposed development in
� context, with a plan showing relationships to adjacent properties, a direct and integral street connection to
�� Q� the Neighhorhood Center, floodplains/floodways, natural area buffers, and so on.
n\�' �,� 2. E-mp�oyment Uses. The proposed plan appears to indicate a reduction in land foremployment uses, whieh
U� are already constrained by Boxelder Creek. Altematives should be considered to maintain viable
���� �;� employment sites as part of a mixed use area. Detention, Boxelder Creek floodplain and buffers, and street
�� connections appear to be important consitlerations. These constraints apPear to be disproportionately
�Q''� a�located in employment portions of the ODP. �
a` 3. 'Boxelder Road'. Access from the'BoxelderRoad' access point on Prospect Road appears to be very
important for a number of reasons as a second point of access to the neighborhood other than the Interstate
Frontage Road; and as part of improving direct access tothe Neighborhood Center.
4. Neighborhood Center Access. Multimodal access from the housing to the Neighborhood Center should
consist of a much more direct street connection that is shown on the concept plan.
5. 'Secondary Aecess'. As shown, this appears to consist of a rear, indirect driveway rather than a direct street
connection. This should be a more direct and formative component of the plan.
6. Locust Street. A connection may be required. This needs further consideration with Land Use Code
Section 3.6.3(F) as a key consideration.
7. Mousing Types. Four are required, the plan appears to showthree.
8. Model Variety. At least three different models will be required for single family detached houses and
townhouses. The emphasis should be on entrances and otherfeatures for'pedestrian inferest.
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9. The proposed develop� project issubject to a Type 2(Planning andZon�oard) review and public
hearing. The applicant for this development request is required to hold a neighbo�hood information meeting
prior to formal submittal gf 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.
10. Please see the Deyelopment 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 proeess. This guide
ineludes links to just abouf every resource you need during development.review.
11. 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.
12, If this proposal is unable to satisfy any of the requirements set forth in the LUG, a Modification of Standard
Request will need to be submitted with your focmal development proposal. Please see Section 2.8.2 of the
LUC for more information on criteria to apply for a Modification of Standard.
13. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreviewlappl ications. phP.
14. The request will be subject to the Development Review Fee Schedule that is available'in fhe Community
Development and Neighborhood Services o�ce. 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 requi�ed Transportation Development Review Fee must be paid af time of submitta.l.:
15. When you are ready to submit your formal plans, please make an appointment with�Community
Development and Neighborhood Services at (970)221-6750.
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