HomeMy WebLinkAboutRIGDEN FARM, THE COLONY - PDP - 56-98AC - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWThe 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 @ www.fcgov.coni. Go to Departments, then the
Current Planning Department.
Noted.
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.
Noted.
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.
Noted. We do not desire to conduct a neighborhood meeting at this time.
If you have any questions, please do not hesitate to call me at 491-9888.
Sincerely,
Lee Watkins, PE
Project Manager
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.
Noted. Per agreement with Eric Bracke, a TIS will be submitted with/or prior to
the second submittal, prior to public hearing. Said TIS will be limited to an
update letter.
b. This development proposal will be subject to the Transportation Level of Service
Requirements set forth in Section 3.6.4 of the LUC.
Noted.
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.
Noted.
d. Bicycle parking should be provided in compliance with Section 3.2.2(C)(4) of
the LUC.
Noted.
e. The internal street or drive through the development is a big issue.
Transportation Planning wants this as a street.
Noted. The site has been redesigned with Kansas Drive as a public street.
Please contact David, at 416-2643, if you have questions about these comments.
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.
Noted.
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.
Noted.
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).
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.
Noted.
d. The water uq alitX treatment for this site has been accounted for in the overall
drainage plan for Rigden Farm.
Noted.
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.
Noted.
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.
Noted.
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.
Noted.
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.
Noted.
d. Monica Moore will be the contact person at L&P in the future. She can be
reached at 224-6150.
Noted.
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:
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h. A Development Agreement and a Development Construction Permit will be
required for development on this property.
Noted.
City staff is recommending that a utility coordination meeting be held to discuss
this development proposal. Katie will assist you in scheduling this meeting.
Noted. We agree with this and would like to schedule a coordination meeting
immediately after the city's first review.
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.
Noted. We are realigning the water main in the new Kansas alignment. Water
service.for the two buildings will be taken qff of this line. The sewer services
will be taken from an extended sewer main in Kansas on the south side of the
site.
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.
Noted.
C. The City's water conservation standards for landscaping and irrigation systems
will apply to this development request.
Noted. The landscaping.for this project is in harmony with the remainder of
Rigden Farm in concept.
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 coefficient reduction. This
fee is to be paid at the time of issuance of building permits.
Noted.
b. The site in on Stormwater Inventory Map #12M. A copy of the map can be
obtained from the Utility Service Center at 700 Wood Street.
Noted.
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Noted.
d. 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 Level of
Service (LOS) for vehicle, pedestrian, bicycle, and transit modes of
transportation.
Noted. Per agreement with Eric Bracke, a TIS will be submitted with/or prior to
the second submittal, prior to public hearing. Said TIS will be limited to an
update letter.
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.
Rigden Tract C has previously been subdivided by plat. Our intentions are to
grant and dedicate right of way and easements by separate document. It should
also be noted that the site will be replotted with the condominium map at a later
date.
f. This development will be subject to the requirements set forth in the Larimer
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.
Noted. Kansas Drive is now designed to be a public street. We are requesting a
variance to the street intersection offset, submitted with this package.
• 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 to the applicant/developer to
prove that it would be safe to reduce the easement.
Noted. Parking has been removed from the site visibility areas.
• Please contact the Poudre Fire Authority (PFA) for their emergency access
needs.
Noted.
g. A subdivision plat will be required as part of this submittal to the City for
development review.
As stated above, Rigden Tract C has been platted previously. We intend to
replat with the Condominium map at a later date.
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We are providing sufficient bicycle parking.for each building. Said parking is
located adjacent to the building along the Kansas Drive frontage.
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.
Noted. Each building is to be built to a height of 39' 6 ". Therefore not special
height review is warranted.
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.
Noted. 35% of the site is landscaped.
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.
Noted.
h. All trash enclosures in this development should be designed and constructed to
accommodate recycling.
Noted.
i. The street tree requirements for the project are set forth in Section 3.2.1(D)(2) of
the LUC.
Please contact Jenny, at 416-2313, if you have questions about these comments.
Noted.
2. Katie Moore of the Engineering Department offered the following comments:
a. The standard utility plan submittal requirements will apply to this development
request.
Noted.
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.
Noted.
C. The Larimer County Road Impact Fees will apply to development on this
property.
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March 2, 2005
Steve Olt
City of Fort Collins
Community Planning and Environmental Services
P.O. Box 580 J•R ENGINEERING
Fort Collins, CO 80522 A Westrian Company
Re: Colony at Rigden Farm (easterly half of Rigden Farm Tract C
Dear Steve,
Included below are the comments received from City Staff on December 6, 2004 for conceptual
review. Each comment is restated and followed by our response in italics.
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.
Noted.
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 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.
Noted. On -street parking on Kansas has been included in our stated parking
counts. On -street parking on Custer has not been included.
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.
4 handicapped accessible parking stalls are provided, tiro of which are van
accessible.
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.
2620 East Prospect Road, Suite 190, Fort Collins, CO 80525
970-491-9888 • Fax: 970-491-9984 • wJrengineering.com