Loading...
HomeMy WebLinkAboutTHORELL PARK SUBDIVISION (FORMERLY JOHNSTON ANNEXATION) - PDP - PDP160032 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW1 October 3, 2016 Mr. Ted Sheppard Chief Planner Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 Re: Johnston Annexation-Single Family Atttached Mr. Sheppard; Please find listed below the comments received from the Sketch Plan review in May 2016. In red are our responses. 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 Noted. 2. The setbacks for LMN are: Front 15' Rear 8' Side 5' Corner Side 15' Noted. 3. The residential building standards found in 3.5.2 will apply. 2 Noted. 4. Street trees required as part of LUC 3.2.1(D) Street trees can be found on the Landscape Plan 5. LUC 3.2.1 A landscape plan is required. A Landscape Plan has been provided 6. Please show Access, Circulation and Parking as part of LUC 3.2.2 Access, Circulation and parking is now shown 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. Noted. 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. Noted. 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. Noted. 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. Noted 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. Noted. 3 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. Noted and Provided 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. A 20’ travel section is now utilized with the 57’ ROW and local collector street section 3. Area trail connections to adjacent properties should be considered. Also - pedestrian connectivity through the middle of the blocks should be considered. Connections to adjacent properties is now provided. Paths are now shown through the common areas. Sidewalks are present along both sides of the public streets. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.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. Noted. 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. Noted. 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. Noted. 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 4 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. We have established a grading plan such that storm water west of the irrigation lateral drains west to a detention basin located at the north-central portion of the site. 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 delines-regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Noted. 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. Noted. 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 Noted. 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. Noted. 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. Noted. 5 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. Noted. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@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. Noted. 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 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. 6 > 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. Noted. 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. Noted. 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. Noted. 5. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS Single family attached residences require sprinkler systems. Contact the building department for further details. Noted. 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, 7 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. Noted. Department: Environmental Planning Contact: Kelly Kimple, 970-416-2401, kkimple@fcgov.com 1. 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 reverette@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. Noted. 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. 8 Noted. 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. Noted. 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. Noted. 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. Noted. 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. Noted. 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. Noted. 8. Our city has an established identity as a forward-thinking community that cares about the 9 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/urbanagriculture.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. Noted. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@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. Noted. 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 Noted. 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. Noted. 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. 10 Noted. 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 Noted. 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 Noted. 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. Alleys will 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. The right-of-way for the north side of Rosen Drive is the Property line 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. Noted and revised 11. As shown on the plans, the southern road of 41 units results in double frontage lots and 11 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. Plan has been revised to eliminate double frontage. 12. Sidewalk along Red Willow Drive in accordance with our collector standards would need to be installed by the Developer. Noted. 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. Noted. 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. Noted. 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. Noted. 16. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Noted. 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. Noted. 18. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Noted. 12 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. No bike parking is required for SFA development per LUC 3.2.2 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. Noted. Department: Electric Engineering Contact: Luke Unruh, 9704162724, lunruh@fcgov.com 1. Light and Power has electric facilities readily accessible to serve the development. Noted. 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 Noted. 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. Noted. 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. Noted. 13 5. Please contact Light & Power Engineering if you have any questions at 221-6700. Noted. 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. Noted. 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. These residential units will be situated on their own lot. Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.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. Noted. 4. Where it is not possible to front a building on an existing public street, the applicant has 14 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). Noted. 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. Noted. 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. Noted. 7. All private roadways, except alleys, must designed in accordance with the access requirements of the Poudre Fire Authority. Noted. 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 façade 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 also 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. Noted. 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. Noted. 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. Noted. 15 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 Noted. 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. Noted. 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. Noted. 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). Noted. 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. A 2 acre park is to be located at the western portion if the site and will provide all units access within 1/3 of a mile. 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. Noted. 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/ 16 Noted. 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. Noted. 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. Noted. 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. Noted. 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. The Plan has been revised to show a connection of the internal noirth-south public street to Prairie Hill Drive. 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. 17 Noted. Prairie Hill is now graphically shown. 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. Noted. 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.” Alleys relabeled as “Private” 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. Noted. 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 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. Noted. 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. Noted. 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. 18 Noted. 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. Noted. 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. Noted. 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/ Noted. 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. Noted. 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. Noted. 19 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. Noted. 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. Noted. 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. Noted. 38. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Noted.