HomeMy WebLinkAboutRIGDEN FARM, THE COLONY - PDP - 56-98AC - CORRESPONDENCE -W-d
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9. This development proposal is subject to all the requirements set forth in
the City's LUC, specifically Article 2. Administration (Development Review
Procedures), Article 3. General Development Standards, and Article 4.
Districts (specifically Division 4.5 - Medium Density Mixed -Use
Neighborhood Zoning District).
The most pertinent sections of Article 3 (relative to this new mixed -
use development) are Sections 3.2.1 - Landscaping, 3.2.2 - Parking,
3.5.1 - Project/Architectural Compatibility, and 3.5.2 - Residential
Building Standards.
Also, there are Land Use and Development Standards specific to the
NC District that development on this property will be subject to.
Copies of Article 3 and Division 4.5 are available in the Current Planning
Department or on the City of Fort Collins website @ ,vww.fcgov.com. Go to
Departments, then the Current Planning Department.
10. The City's Current Planning Department will coordinate the development
review process. The required submittal package will be submitted to this
department and distributed accordingly to other City departments and
outside reviewing agencies involved in development review. The submittal
requirements for Project Development Plans and Final Compliance Plans are
available on the City's website.
11. The proposed multi -family dwellings in the residential buildings are
permitted in the MMN District as a Type 1, administrative review and public
hearing. The applicant for this development request is not required to hold a
neighborhood information meeting prior to formal submittal of the project;
however, City staff is of the opinion that a neighborhood meeting, notifying
existing property owners and neighbors of the proposed development at an
early stage in the process, would be beneficial. Please contact Steve Olt, at
221-6341, to assist you in possibly setting a date, time, and location for a
meeting. Steve, and possibly other City staff, would be present to facilitate
the meeting.
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Please contact Rob, at 224-6167, if you have questions about these
comments.
6. David Averill of the Transportation Planning Department offered the
following comments:
a. A Transportation Impact Study (TIS), addressing all modes of
transportation, will be required with your Project Development Plan
(PDP) submittal. Please contact Eric Bracke of the Traffic
Operations Department, at 224-6062, and David Averill of the
Transportation Planning Department, at 416-2643, to determine
what information will be needed in the TIS pertaining to LOS for
vehicle, pedestrian, bicycle, and transit modes of transportation.
b. This development proposal will be subject to the Transportation
Level of Service Requirements set forth in Section 3.6.4 of the LUC.
C. The sidewalks attached to the parking bays must be 6' in width or
wheel stops must be provide to help maintain adequate walkway width
for pedestrians.
d. Bicycle parking should be provided in compliance with Section
3.2.2(C)(4) of the LUC.
e. The internal street or drive through the development is a big issue.
Transportation Planning wants this as a street.
Please contact David, at 416-2643, if you have questions about these
comments.
7. The City's Parks Planning Department indicated that the standard
neighborhood and community parkland fees will apply to each dwelling unit in
this multi -family residential development. The fees are based on the square
footage of each dwelling unit and will be collected at the time of issuance of
building permits.
8. This development request will be subject to the Development Review Fee
Schedule that is available in the Current Planning Department office. The
fees are due at the time of submittal of the required documents for the
appropriate development review process (Project Development Plan and Final
Compliance) by City staff and affected outside reviewing agencies.
C
coefficient reduction. This fee is to be paid at the time of issuance
of building permits.
b. The site in on 5tormwater Inventory Map #12M. A copy of the map
can be obtained from the Utility Service Center at 700 Wood Street.
C. The standard drainage and erosion control report and construction
plans are required and they must be prepared by a professional
engineer registered in the State of Colorado.
d. The water ug alitY treatment for this site has been accounted for in
the overall drainage plan for Rigden Farm.
e. The assumed imperviousness for this site in the overall drainage
study for Rigden Farm is 90%, which will need to be verified as part
of the drainage study for this development proposal. The channel
along the southern side of the site can be piped if so desired. There
is a storm sewer crossing the site north - south on the western
portion of the site. A storm sewer map was provided by the applicant.
Please contact Glen, at 224-6065, if you have questions about these
comments.
5. Rob Irish of the Light & Power Department offered the following
comments:
a. The City has existing power in Custer Drive and Kansas Drive, both to
the north of this site.
b. The transformer locations must be coordinated with Light & Power.
Transformers can be located no more than 10' from a paved area
that can be accessed by City trucks and equipment.
C. The standard electric development charges will apply to this
development request. This property has 1 street frontage, being
Custer Drive, and the front footage charges (only) for that street
have been paid.
d. Monica Moore will be the contact person at L&P in the future. She
can be reached at 224-6150.
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to the applicant/developer to prove that it would be safe to
reduce the easement.
• Please contact the Poudre Fire Authority (PFA) for their
emergency access needs.
g. A subdivision plat will be required as part of this submittal to the
City for development review.
h. A Development Agreement and a Development Construction Permit
will be required for development on this property.
City staff is recommending that a utility coordination meeting be
held to discuss this development proposal. Katie will assist you in
scheduling this meeting.
Please contact Katie, at 221-6750 or 221-6605, if you have questions about
these comments.
3. Jeff Hill of the Water/Wastewater Department offered the following
comments:
a. There are existing water and sanitary sewer services stubbed into
this site. They may or may not have to be abandoned, depending on
this new development's needs. The existing water main could be
turned into a fire line.
b. Plant investment (development) fees and water rights will apply to
this development request. They will be collected at the time of
issuance of building permits.
C. The City's water conservation standards for landscaping and
irrigation systems will apply to this development request.
Please contact Jeff, at 221-6674, if you have questions about these
comments.
4. Glen Schlueter of the Stormwater Utility offered the following comments:
a. The site is located in the Foothills Drainage Basin, where the new
development fee is $6,525 per acre, which is subject to the runoff
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Please contact Jenny, at 416-2313, if you have questions about these
comments.
2. Katie Moore of the Engineering Department offered the following
comments:
a. The standard utility plan submittal requirements will apply to this
development request.
b. Street oversizing fees will apply to this development request. The
fees are based on vehicle trip generation for the proposed land use in
the development plan. Please contact Matt Baker of Engineering, at
224-6108, for detailed information on the fees. The fees will be
collected at the time of issuance of building permits.
C. The Lorimer County Road Impact Fees will apply to development on
this property.
d. A Transportation Impact Study (TIS), addressing all modes of
transportation, will be required with your Project Development Plan
(PUP) submittal. Please contact Eric Bracke of the Traffic
Operations Department, at 224-6062, and David Averill of the
Transportation Planning Department, at 416-2643, to determine
what information will be needed in the TIS pertaining to Level of
Service (LOS) for vehicle, pedestrian, bicycle, and transit modes of
transportation.
e. This property will have to dedicate necessary street rights -of -way
(ROW) and easements behind the ROW for Custer Drive and the new
internal street (if public) on the required subdivision plat.
f. This development will be subject to the requirements set forth in the
Lorimer County Urban Area Street (LCUASS) Standards.
• The extension of Kansas Drive through this property needs to be
a street, not a private drive, per the LCUASS Standards.
• The proposed parking areas in the Sight Distance Easement, as
shown on the conceptual plan, probably will not be allowed for
safety reasons. The easement may have to be reduced and it's up
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unit, as set forth in the table in Section 3.2.2(K)(1)(a). On -street
parking on internal streets fronting on a lot or tract containing multi -
family dwellings can be used to satisfy the minimum parking
requirements for development. Custer Drive will not be considered to
be an "internal" street for this development; therefore, if any
parking is allowed and provided on Custer Drive it will not be able to
be counted toward the project's minimum parking requirements.
C. At least 4 handicapped accessible parking spaces, including 1 van
accessible parking space, are required in this development. The
handicapped parking space requirements and definition of van
accessible are set forth in Section 3.2.2(K)(5)(d) of the LUC.
d. Bicycle parking must be provided in the development and it must
satisfy the requirements set forth in Section 3.2.2(C)(4) of the LUC.
The minimum amount of bicycle parking provided must be at least 5%
of the total number of automobile parking spaces for the
development.
e. The buildings in this development will be subject to the requirements
set forth in Section 3.5.1 - Building and Project Compatibility and
Section 3.5.2 - Residential Building Standards of the LUC. If either
building is to exceed 40' in height then the requirements for Special
Height Review, as set forth in Section 3.5.1(G)(1), will apply.
f. The required amount of parking lot interior landscaping is set forth
in Sections 3.2.1(E)(5) and 3.2.2(M) of the LUC. The required
(minimum) amount is either 6% or 10%, depending on the number of
parking spaces in a lot.
g. This development will be in the City's Residential Neighborhood Sign
District; therefore, locations only for exterior building wall signage,
if any is proposed, must be shown on the building elevations that are
submitted for development review. The actual size and content of
signs should not be shown.
h. All trash enclosures in this development should be designed and
constructed to accommodate recycling.
i. The street tree requirements for the project are set forth in
Section 3.2.1(D)(2) of the LUC.
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CONCEPTUAL REVIEW STAFF COMMENTS
City of Fort Collins
MEETING DATE: December 6, 2004
ITEM: Multi -Family Residential Development on Rigden Farm,
Easterly 1/2 of Tract 'C' (from the developers'
promotion/sales map)
APPLICANT:
LAND USE DATA:
J*R Engineering
c/o Mike Brake
2620 East Prospect Road, Suite 190
Fort Collins, CO. 80525
Request for 48 multi -family dwelling units in 2 buildings on a 2.5 acre site. The site
is shown as the easterly 1/2 of Tract ' C' on the developer's promotion/sales map
for Rigden Farm. It is on the south side of Custer Drive between its intersections
with Minnesota Drive and Kansas Drive, both to the north. The property is in the
MMN - Medium Density Mixed -Use Neighborhood Zoning District.
COMMENTS:
Jenny Nuckols of the Zoning Department offered the following comments:
a. This property is in the MMN - Medium Density Mixed -Use
Neighborhood Zoning District, which is Division 4.5 of the City's
Land Use Code (LUC).
The MMN District permits multi -family dwellings, subject to an
administrative (Type 1) review and a public hearing in front of an
administrative hearing officer.
b. The minimum parking requirements for residential uses are set forth
in Section 3.2.2(K)(1) of the LUC. The minimum number of parking
spaces required is based on the number of bedrooms per dwelling
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 41 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
CURRENT PLANNING DEPARTMENT
JAN 21 2005
s
Community Planning and Environmental Services
Current Planning
City of Fort Collins
December 20, 2004
J*R Engineering
c/o Mike Brake
2620 East Prospect Road, Suite 190
Fort Collins, CO. 80525
Dear Mike,
For your information, attached is a copy of the 5taff's comments concerning the
request for Multi -Family Residential Development on Rigden Farm, Easterly 1/2
of Tract 'C' (from the developers' promotion/sales map), which was presented
before the Conceptual Review Team on December 6, 2004.
This is a request for 48 multi -family dwelling units in 2 buildings on a 2.5 acre site.
The site is shown as the easterly 1/2 of Tract 'C' on the developer's
promotion/sales map for Rigden Farm. It is on the south side of Custer Drive
between its intersections with Minnesota Drive and Kansas Drive, both to the
north. The property is in the MMN - Medium Density Mixed -Use Neighborhood
Zoning District.
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 221-6341.
Sind
Steve OltW
Project Planner
cc: Katie Moore
Stormwater Utility
Traffic Operations
File
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020