HomeMy WebLinkAboutPEAK VIEW SUBDIVISION - PDP - 26-00 - CORRESPONDENCE -21. The base flows in the irrigation ditch is 35 c.f.s. The ditch capacity in the site area is 140
180 c.f.s. but the downstream section has a capacity of only 90 c.f.s. Therefore, the,
ditch spills in large storm events along a length of the ditch that spans from the Ponds at
Overland (west of Overland Trail) to a point on this site. It spills 284 c.f.s. along this
reach so a spill structure needs to be located on the parcel. Other spill locations are
being planned upstream and downstream of the site. The design engineer will need to
work closely with Stormwater's Master Planning engineer, Susan Hayes. Glen Schlueter
will act as the point of contact. Stormwater can supply the models that may be needed.
A drainage easement or street right-of-way is needed to convey existing spills.
Accommodating a spill structure in the proper location may require shifting the north -
south street over to the west.
22. Water quality must be addressed and extended detention is the method required. This
can be added to the onsite detention pond. There would have to be separate water
quality treatment for the proposed parking area along the park. Glen Schlueter and
Susan Hayes are available at 221-6681.
23. The Utility Plans will be required to show the design of all public improvements serving
the site. This includes the plans and profiles of the public streets. Additional right-of-
way will have to be dedicated along West Elizabeth Street to bring the south one-half of
the street up to the minor arterial standard. Please note the requirements for private
alleys in Article Three, Section Six of the Land Use Code.
24. The proposed head -in parking facing south will have to be discussed. We need to make
sure that bicycles and pedestrians are safely accommodated.
25. The street oversizing fee will apply on a per unit basis. This fee is calculated on a sliding'
scale based on the square footage of the unit and payable at the time of building permit
issuance.
26. A Development Agreement will be required between the City and the developer prior to
final plans being recorded. A Development Construction Permit will be required after
recording and before excavation and grading. For further information regarding
engineering issues, please contact Sheri Wamhoff, 221-6605.
27. The use of alleys are encouraged. Please note the setback requirements for garages or
other structures from the alley as stated in Article Three of the Land Use Code. For
garages that face the public street along the front of the house, be sure to check the
garage placement standards in Article Three.
28. The applicant is encouraged to contact U.S. West, Public Service and AT&T Cable for
information regarding other utilities.
11. The sanitary sewer line on your west property line would need to be placed within a 15
wide utility easement. The main should be centered within this easement. This may
have an effect on how the lot lines are arranged along west side of the site.
12. As with electrical service, we recommend only one water and sewer service per building
rather than each unit having separate services. This will require a Homeowners'
Association to share the billing. The project would benefit from a utility coordination
meeting as early in the process as possible. Water and sewer plant investment fees are
payable at the time of building permit issuance. Raw water shares or the raw acquisition
fee -in -lieu are also due at building permit. For further information, please contact Roger
Buffington, 221-6681.
13. The site will be served by the Poudre Fire Authority. A minimum of 1,500 gallons per
minute at 20 p.s.i. residual pressure will be required. No dwelling unit shall be further
than 300 feet from a fire hydrant. No portion of any building can be more than 150 feet
from street. Otherwise, automatic fire extinguishing systems will be required.
14. A traffic impact study will be required. The study must address all modes of travel
including bicycles, pedestrian and transit. All internal streets must feature a detached
sidewalk with street trees planted in the parkway strip. West Elizabeth is considered a
minor arterial street. The need for a bike/ped connection to the park has already been
mentioned but is repeated for emphasis. The transportation planner is Tom Cook, 221-
6608 and the traffic engineer is Eric Bracke, 221-6630.
15. With the Pleasant Valley and Lake Canal, an ecological characterization study will be
required. There may be a lot trees along this ditch. Please contact Kim Kreimeyer, 221-
6750 to determine the scope of this study. If there are any wetlands or large trees, these
.features must be mapped. Also, please note if there are any existing prairie dogs on the
parcel
16. It is recommended that a meeting on the site with City staff be arranged. The buffer
area, or "limits of disturbance" area for the PV&L Canal can be established. Also the
details of the ecological characterization study can be discussed. Please contact Kim
Kreimeyer to set this meeting up.
17. A Fugitive Dust permit will be required for overlot grading, excavation, construction
phase of project. This permit must be obtained from the Larimer County Health
Department.
18. One trash hauler should be used to save wear and tear on the streets and to minimize
inconveniences.
19. The site is located on the upper end of the Canal Importation Basin. The Storm
Drainage Fee in this basin is $6,181 per acre subject to the runoff coefficient and the
amount of stormwater detention. The Utility Plans must include a Grading and Drainage
Plan, an Erosion Control Plan and a Drainage Report prepared by a professional
engineer licensed in the state of Colorado.
20. Onsite detention is required with a 2-year historic release rate. It must be discharged
into the Clearview Ponds under the PV&L canal. The irrigation company must approve
the construction plans.
COMMENTS:
The property is zoned L-M-N, Low Density Mixed -Use Neighborhood. A maximum of
eight units per acre (as calculated on a net acreage basis) is permitted in this zone
district. The property is less than 10 acres so the requirement for a private park would
not apply.
2. There should be a direct bike and pedestrian connection to the existing sidewalk in
Overland Park.
3. There is a strip of land north of the present park boundary, which appears to be owned
by the City. Discussions regarding quit -claiming this strip to the developer should be
directed through the Parks Planning Department. Please contact Janet Meisel, 221-
6640 for further details.
4. There would be two parkland fees assessed: the neighborhood parkland fee and the
community parkland fee. Both fees are based on a sliding scale based on the square
footage of the dwelling unit. Fees are due at the time of building permit issuance.
5. Each unit would also be assessed a Capital Expansion Fee. This fee is also based on a
sliding scale based on the size of the dwelling unit. This fee is payable at the time of
building permit. A fee schedule is available at the Building Inspection Division.
6. The site will be served by the City of Fort Collins Light and Power Department. Existing
electrical power would be brought in from Elizabeth Street. Any existing overhead lines
abutting the property would have to be placed underground. Electrical power is also
available from Pleasant Valley Drive.
7. With townhomes and patio homes, it is very important to coordinate the location of
underground utilities that will come in to each lot from the street. There needs to be
proper separation between water, sewer, natural gas and electrical facilities. Meters for
the different utilities will have to be placed sufficiently apart for service. It may be more
advantageous for one electrical meter to serve each unit per multi-plex building rather
than each unit having its own electrical meter.
8. A conduit will be needed for electrical facilities to cross the P.V.&L Canal. Normal
electrical charges will apply. For further information, please contact Doug Martine, 221-
6700.
9. Water and sewer will be provided by the City of Fort Collins. There are two 12-inch
diameter water mains in West Elizabeth. One serves the Foothills Pressure Zone and
one is tied into the city-wide distribution system. In addition, C.S.U. has an non -potable
irrigation main in Elizabeth. Finally, check with Fort Collins -Loveland Water District
since they may have a main in Elizabeth as well. This property can only be served by
the City's Foothills Pressure Zone system.
10. There are also water and sewer mains to the east and west of the parcel. To the east, in
Sienna, there is an eight -inch diameter water main and an eight -inch diameter sewer
main. To the west, in Pleasant Valley Drive, there is a six-inch diameter water main and
an eight -inch diameter sewer main. All city mains are available to serve the site.
ITEM: Vacant Ground, 9 acres, West of Overland Ridge (Sienna)
MEETING DATE:- February 14, 2000
APPLICANT: Ms. Vicki Wagner c/o Mr. Don Leffler, Design Development Consultants, 2627
Redwing Road, Suite 350, Fort Collins, CO. 80526.
LAND USE DATA: Request for residential development 9 acres south of West Elizabeth
Street and adjacent to Overland Ridge P.U.D. (Sienna), about one -quarter mile east of Overland
Trail. The housing proposed would be a mix of patio homes and townhomes with each dwelling
unit on its own fee -simple lot. A portion of the garages would be placed behind the units and
served by an alley. A segment of the Pleasant Valley and Lake Canal would be proposed to be
straightened -out. Overland Park borders the project to the south. Pleasant Valley Drive would
be extended to connect to both east and west to form a street connecting three neighborhoods.
DEPARTMENTAL CONTACTS:
Current Planning
Ted Shepard
221-6750
Advance Planning
Clark Mapes
221-6376
Zoning Dept.
Peter Barnes
221-6760
Engineering Dept.
Sheri Wamhoff
221-6605
Street Oversizing Coordinator
Matt Baker
221-6605
Poudre Fire Authority
Ron Gonzales
221-6570
Stormwater Utilities
Glen Schlueter
221-6681
Water & Sewer Utilities
Roger Buffington
221-6854
Natural Resources Development Planner
Kim Kreimeyer
221-6750
Light & Power
Doug Martine
221-6700
Transportation Services (planner)
Tom Cook
221-6608
Transportation Services (traffic engineer)
Eric Bracke
221-6608
Transfort (local bus service)
Gaylene Rossiter
224-6195
Park Planning
Janet Meisel -Burns
221-6367
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (00) 221-6750
CURRENT PLANNING DEPARTMENT
Commi. y Planning and Environmental :vices
Current Planning 1,
City of Fort Collins
February 18, 2000
Mr. Donald D. Leffler
Design Development Consultants
2627 Redwing Road, Suite 350
Fort Collins, CO 80526
Dear Mr. Leffler:
For your information, attached is a copy of the Staff's comments concerning the Vacant
Ground, 9 acres, West of Overland Ridge (Sienna), which was presented before the
Conceptual Review Team on February.14, 2000.
The comments are offered 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 970-221-6750.
Sincerely,
Ted Shepard
Chief Planner
cc: Eric Bracke, Streets Dept.
Stormwater Dept.
Project Planner
File
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020