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HomeMy WebLinkAboutSPRING CREEK FARMS NORTH FILING NO. 4 - Filed CS-COMMENT SHEETS - 2014-08-04VIGNETTE s t u d i o s April 10, 2013 Jason Holland City Planner Community Planning and Development 281 North College Avenue Fort Collins Colorado 80524 Dear Jason, The following is the applicant's response to the Spring Creek Farms 4th Filing Conceptual Review Comments dated January 17, 2013. Please find attached copies of the PDP plans for your review. Comment Summary: Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com 1. Land Use Code (LUC) 4.5(13)(2)(a)1. In the LMN zone district single family detached dwellings are a permitted use subject to a Type 1 review. LUC 4.27(13)(3)(a)1.Single Family detached dwellings on lot containing no more than 6,000 sq ft is permitted use in the Employment (E) zone district subject to a Type 2 review. Because a portion is subject to Type 2 review the whole project will be reviewed as a Type 2. Noted 2. LUC 4.27(C)(2)(d) Residential uses are considered secondary uses in the E zone district. Therefore only 25% of the portion of the project that is in the E zone district can be residential. THe proposal is showing 100% of the E zone district to be residential this would require a modification. 4.27(D)(5) In the E zone district the density requirement is 7 units per net acre. 4.27(D)(7) 90% of the dwellings are required to be within quarter mile and have Access to a park feature or gathering place at least 10,000 sq ft that is publicly accessed (see section for further details). We have submitted a modification of standards concurrent with this PDP submittal for the E district portion of this submittal. 3. LUC 4.5(D)(1)(a) For projects less then 20 acres the minimum density for a residential use is 3 dwelling units per net acre. LUC 4.5(E)(3) The maximum height of residential building is 2.5 stories. LUC 4.5(D)(3) At least 90% of the dwellings have to be with three-quarters of mile of a Neighborhood Center. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www vignettestudios.com VIGNETTE s t u d i o s LUC 4.5(D)(6) At least 90% of the dwellings are required to be within one-third of a mile to a publicly accessed 1 acre park. LUC 4.5(E)(1)(b) If a block face is over seven hundred ft long, then walk -ways connecting to other streets shall be provided. Noted 4. LUC 3.5.2(D) Setback from non -arterial street is 15 ft Setback for side and rear lot lines is 5ft Setback for garage doors is at least 20ft from back side of sidewalk. Also LUC 3.5.2(E) Garage standards do apply. Minimum lot width for single family detached is 50ft Noted 5. LUC 3.2.1 This section requires a landscape plan Included. Department: Water -Wastewater Engineering Contact: Roger Buffington, , rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in this area include an 8-inch water main and an 8-inch sewer in Joseph Allen 2. Existing water mains and sanitary sewers in this area include an 8-inch water main and an 8-inch sewer in Joseph Allen 3. Any water/sewer lines stubbed into this site must be used or abandoned at the main. 4. Any water/sewer lines stubbed into this site must be used or abandoned at the main. 5. Development fees and water rights will be due at building permit. 6. Development fees and water rights will be due at building permit. Noted Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com A drainage and erosion control report and construction 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 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 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com VIGNETTE S t u d i o s concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. 2. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate. The rate and volume have preliminarily been determined and a detention pond is to be constructed on the park site that was approved on the Spring Creek Farm 3rd Filing plans. 3. 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. 4. The Stormwater Utility anticipates that City Council will be approving new Low Impact Development (LID) requirements that will go into effect in mid February 2013. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. The present draft requires that 50% of the new impervious area must be treated by an LID method and 25% of new parking lots must be pervious. 5. The drainage outfall for the site is in the SE corner of the site. Previous drainage studies have documented the release rate for the various portions of this site. 6. 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/builde rs-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. 7. The design of this site must conform to the drainage basin design of the Foothills Basin Master Drainage Plan as well the City's Design Criteria and Construction standards. Noted PARK PLANNING Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com 1. No comments Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jynxwiler@poudre-fire.org 1. 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. 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. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com VIGNETTE s t u d i o s 2. FIRE LANE SPECIFICATIONS 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. 3. CUL-DE-SACS Cul-de-sacs are permitted only if they have a turnaround at the end with a minimum outside turning radius of 50 feet (100 foot diameter). FCLUC 3.6.2(B) Noted: These will be specifically addressed with each PDP ENVIRONMENTAL PLANNING Contact: Lindsay Ex, 970-224-6143, Iex fcgov.com 1. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re landscaping and reduce bluegrass lawns as much as possible. Reveille Bluegrass is one option for having bluegrass lawns and using less water. Noted:, refer to the included landscape plan ENGINEERING DEVELOPMENT REVIEW Contact: Andrew Gingerich, 970-221-6603, aaingerich@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.fcaov.com/enciineerina/ 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 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 and determine if a traffic study is needed 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 (LCUASS). They are available online at: http://www.larimer.ora/ engineering/GMARdStds/UrbanSt.htm 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com VIGNETTE s t u d i o s 7. Utility plans will be required and a Development Agreement will be recorded once the project isfinalized. 8. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. 9. The cul-de-sacs shown on the site plan will need to be designed to allow for room to park (1) on street vehicle per residence in the Cul-de-sac without blocking any driveways. 10. At the time of construction Joseph Allen Drive will be constructed so all curb cuts, utility service cuts, etc. will charged at triple street cut fees. Applicant may want to consider a complete overlay of Joseph Allen depending on the amount of cuts and fees. Noted ELECTRIC ENGINEERING Contact: Alan Rutz, 970-224-6153, awtz(a fcgov.com 1. Electric development charges will apply. Noted Contact: Courtney Rippy, 970-416-2283, zppyOCCIov.com Contact: Jason Holland, 970-224-6126, jholland@fcgQv.com 1. A Modification of Standard will be required for an increase in secondary uses above the 25% maximum in the Employment zone. A Modification of Standard will also be required for a reduction in density below the required minimum of 7 d/u acre in the Employment zone. We have included a modification of standards with this submittal 2. 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. Noted, the neighborhood meeting has been held. 3. Please see the Development Review Guide at www.fcclov.com/dr . 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. 4. 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/beain.htm. 5. 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 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www vie nettestudios.com VIGNETTE s t u d i o s proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Noted 6. Please see the Submittal Requirements and Checklist at: http://www.fcg0v.CO developmentreview/applications.php. Noted The request will be subject to the Development Review Fee Schedule that is available in the 7. 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. 8. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Noted Thank you for your time spent in reviewing these plans. If you have any further questions, please feel free to contact any of the team members. Yours Truly Terence C. Hoaglund RLA, ASLA, LEED AP PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www vignettestudios.com