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HomeMy WebLinkAboutSPEIGHTS PUD PRELIMINARY AND FINAL - 17 92 A - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWR N Developmcnt Services Planning Department City of Fort Collins November 26, 1991 David Speights 2324 Hampshire Square Fort Collins, Co 80526 Dear Mr. Speights: For your information, attached is a copy of the Staff's comments concerning, PUD for mixed use at 3820 S. Timberline Road, that was presented before the Conceptual. Review Team on November 25, 1991. The comments are offered informally by Staff to 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 should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6750. Sincerely, Kirsten Whetstone Project Planner KW/gjt Attachment cc: Tom Peterson, Planning Director Kerrie Ashbeck, Civil Engineer Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: November 25, 1991 ITEM: PUD for mixed use at 3820 S. Timberline Road APPLICANT: David Speights 2324 Hampshire Square Fort Collins, CO 80526 LAND USE DATA: This is a proposal for a small animal vet clinic and residence in an existing farm house on 2.62 acres. The applicant also proposes 4 single family lots on the eastern portion - of the property and 1 lot in the southwest portion for office use. The property is located east of Timberline Road, south of Horsetooth Road, and north of Caribou Drive. COMMENTS: 1. The property is zoned RL, Low Density -Residential, which allows single family lots as a use by -right. Any other proposed use would require'a Planned Unit Development (PUD) and would be reviewed according to the LDGS (Land Development Guidance System). 2. Standard Light and Power development charges apply for development as it occurs. There is existing power along Timberline Road as well as on the eastern side of the property. Any development that requires three-phase power would be feed from Timberline, and would require pad mounted transformers. All new power is underground. The four residential lots can be served from an existing transformer on Sunstone Drive. 3. As your site plan is finalized, please consult with Light and Power (221-6700) on a suitable location for any transformers that will be .needed. Depending on your design, it may be possible to have a shared transformer site for the two lots on Timberline. 4. Water and Sewer service for the four single family lots should not be a problem as there are water and sewer mains in Stoney Creek Drive. Each lot will require separate taps. The 12" sewer stub is probably too large for this development, so you may have to replace it with an,8" in a new manhole, in the eyebrow of Stoney Creek Drive. The 12" would have to be abandoned at the main. Water service will require a fire hydrant to be placed at the end of the main if it does not loop through to the west. 5. Water and Sewer service for the western portion of the .property is a problem. There is no sewer in Timberline and the water main is too large (1811) to allow a tap, other than a fire hydrant. Water and sewer mains could be extended to the west from Stoney Creek Drive, but they would have to be under a roadway, or access drive wide enough to handle water and sewer servicing vehicles. The Water Utility Department does not encourage these mains to be routed between two houses. The best solution for this problem would be to work out an agreement with the property owner .to the south to see if a shared access drive (1/2 on your property and 1/2 on their property) could be designed to the mutual benefit of all parties. 6. If the existing house is on a leach field system which is still adequate, and the addition would not overload the system, then the existing sewer service could stay the same. Any new office or commercial development would require new service. 7. The property is in the Fox Meadows Basin where stormwater fees are $4253.00 per acre pro -rated for the amount of impervious surface added to the property and paid as the property develops. A storm drainage report would be required as part of the submittal. The report would need to address on -site detention, the condition of the existing leach field, erosion control measures to be taken during construction, and stormwater flow information. If the entire site is reviewed as a preliminary PUD, with individual uses developed in phases, then a preliminary report could address the site as a whole with final reports addressing the individual drainage characteristics of the particular phase. 8. The Fire Authority does not have any problems with the single family lots. The two western lots may have to provide a turn around in order to meet the fire access code. The entire buildings have to be within 150' of fire access. This can be accomplished by having an access drive all the way around the building, by providing a turn around on one or both of the properties within access range, or by providing the second point of access to Stoney Creek Drive. This second point of access could be a limited access signed for emergency vehicles only, although you may want to get input from the property owner to the south to see if they would provide land for 1/2 the width of a public street. For more information about the fire code, contact Warren Jones at 221-6570. 9. Water supply will have to come from the east and connect to Timberline. Or a hydrant could come off of the main in Timberline, but water supply to the buildings would have to come from the east, through the property, under the access road. 10. The four single-family lots could be reviewed as a Minor Subdivision request, which is an administrative review by the Planning Director. The process generally takes 4 to 6 weeks. 11. The vet clinic and office/commercial lot would have to be reviewed as a PUD. The project would have to make at least 50% of the applicable points on the Business Service Uses point chart of the LDGS. I ran two versions of the project through the point chart and determined that as a mixed use project of greater than 2 acres, the entire site would make 30 of 44 points, meeting the 50%. Without the single family lots you would lose points for ."two acres or more". as well as "mixed use" and would need to get 4 points for "energy conservation measures" in order to reach 22 of 44 points (see attached sheets). 12. The Planning Staff would encourage you to submit a preliminary plan for the entire site with final plans for each individual phase. A overall preliminary PUD plan could be submitted simultaneously with final PUD plans for the vet clinic addition and the single family lots. A PUD review typically takes 7 weeks. The commercial/office phase would likely require preliminary approval before final submittal would be allowed. 13. Please show existing significant vegetation and trees on your site/landscape plan. Indicate which of these trees/shrubs would remain, which would be relocated, and any new vegetation that you would add. Street trees should be planted according to the handout from Light and Power, which I have enclosed. 14. One hour fire construction would be required between the existing house and any addition used for a vet clinic. There can be access between the two uses, .but the doors would have to be fire rated doors. 15. The building permit for the alterations would trigger compliance with the current building code for the addition. This would include compliance with electrical code, fire code, handicapped accessibility, etc. As you get your plans drawn up please feel free to contact Sharon Getz at the Building Department (221-6760) for her input. 16. The Transportation Division does not have a problem with the 4 single family lots. They do want to inform you that Timberline Road is master planned as a 6 lane arterial at some time in the future. The existing curb cut is likely to be the only curb cut. allowed on this side of Timberline between Horsetooth and Caribou. The two western lots will have to share access to Timberline. 17. Please update the traffic study that was done for Sunstone village if it included this property. Otherwise, a new traffic study will have to be done. Please be aware that it is possible that there will be medians in Timberline at some time in the future, which may limit the turning movements at the curb cut to right -in and right -out only. 18. The property will have to be platted, this could be done at the time the PUD is processed. If the Timberline ROW has not yet been dedicated, it can be done on the plat. Also any utility or access easements that are required, could be dedicated on the plat. 19. The developer of the property will be required to enter into a Development Agreement with the City for any public improvements that are required. These improvements would include sidewalk, curb, and gutter along Timberline, including the local portion of the arterial width ROW. Other improvements would be related to utilities and to any sidewalks or ROW necessary for the 4 single family lots. Any money put up front for improvements would be for 100% of the cost ($40- $50 per front foot for the local portion). No interest would accrue. 20. Engineered Utility drawings will be required as part of the submittal. Please submit a variance request to the City street standards for the proposed "eyebrow" street design. The request should answer questions of parking, safety, and design. 21. The street oversizing fee for single family lots is $584.00 per unit. The fee for commercial uses is $14,005 per acre of land developed for the use. The fee for office uses is $10,504 per acre. This fee is collected at the time of building permit issuance. 22. There is a parkland fee of $625.00 for each new residential unit. This fee is collected at the time of building permit issuance. 23. A landscape plan is required as part of the PUD submittal. Of particular concern would be the landscape treatment along Timberline, landscaping proposed for parking areas and drives, building foundation plantings, and landscaped buffers between the commercial/office uses and the residential uses. 24. A neighborhood meeting would be required for this project. I have enclosed some information on neighborhood meetings for your information. The Planning Staff generally requires about 2 weeks notice in order to schedule and notify affected property owners of the meeting.