The URL can be used to link to this page

Home My WebLink AboutRIGDEN FARM 5TH FILING, LOT 1 REPLAT, RIGDEN LOFTS AT SETTLER'S GREEN - PDP - 56-98AT - CORRESPONDENCE - (5)This completes staff (and outside reviewing agencies) review and comments at this time. Red -lined plan from City departments are included with this comment letter. Additional comments and red -lined plans may be forthcoming. Another round of staff review really is necessary, primarily because of the requested reduced rear yard setback. This proposal is subject to the 90-day revision re -submittal requirement (from the date of this comment letter, being July 2, 2007) as set forth in Section 2.2.11(A) of the Land Use Code. Be sure and return all red -lined plans when you re -submit. The number of copies of each document to re -submit is shown on the attached REVISION ROUTING SHEET. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at 221-6341. Yours Truly, �� V Steve Olt City Planner cc: Marc Virata JR Engineering Planning & Zoning file #56-98AT Page 6 Number: 21 Created: 6/27/2007 [6/27/071 Change the sewer service clean -outs to the traffic rated type and substitute to correct detail. Number: 22 Created: 6/27/2007 [6/27/071 Revise the configuration of the water service coming off Custer as noted on the red -lined plans. Number: 23 Created: 6/27/2007 [6/27/071 Provide copy of the HOA documents which makes the HOA responsible for the common sewer service. Number: 24 Created: 6/27/2007 [6/27/07] Provide blow-up details of service lines where split occurs showing reducers and sizes. Curb stops and service lines downstream must be 3/4-inch. Number: 26 Created: 6/28/2007 [6/28/071 There is an electric vault along Rigden Parkway that is not shown on the plans and is in conflict with the new water service. Move water service to provide a MINIMUM of 5 foot clear separation from the vault (and street light pole??). Department: Zoning Issue Contact: Jenny Nuckols Topic: Zoning Number: 1 Created: 6/ 19/2007 [6/ 19/07] The plans show a 6' setback (typical). The LMN zone requires an 8' rear setback from an alley. Front setbacks in the LMN are 15', sides are 5' and corner sides are 15'. Please review your layouts. Number: 2 Created: 6/ 19/2007 [6/ 19/07] There is a maximum density of 8 dwelling units allowed in the LMN which works out to be a minimum of 5445 square foot per lot per dwelling unit. These lots are about half that size - how does that affect the overall density of the project? Number: 3 Created: 6/ 19/2007 [6/ 19/07] With these units be alley accessed, one won't be able to park a car in the driveway without with hanging into the alley. Verify with Engineering if this is acceptable. Number: 4 Created: 6/20/2007 [6/20/071 Elevations aren't necessary for single family lots. If you chose to have the elevations as part of the recorded documents any changes that might be made would require a minor amendment. Are all of the units going to look exactly the same? Page 5 Department: PFA Issue Contact: Carie Dann Topic: Fire Number: 17 Created: 6/27/2007 [6/27/071 WATER SUPPLY: Fire hydrant locations must be shown on the plans. Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements for residential structures within Urban Growth Area are 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 97UFC 901.2.2.2 Number: 18 Created: 6/27/2007 [6/27/071 ADDRESS NUMERALS: Address numerals shall be visible from the street fronting the property, and posted with a minimum of six-inch (6) numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). 97UFC 901.4.4 Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Erosion/Sediment Control Number: 28 Created: 6/29/2007 [6/29/07] Please provide inlet protection for the nearest downstream inlet from the site. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Plat Number: 25 Created: 6/27/2007 [6/27/071 Provide copy of plat for review. Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Stormwater Number: 27 Created: 6/29/2007 [6/29/071 No comments relating to storm water. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/Wastewater Number: 19 Created: 6/27/2007 [6/27/071 Reduce the size of the new water service to 1.5-inch. Number: 20 Created: 6/27/2007 [6/27/071 Add clean -outs on the sewer service as shown on the utility plan. Page 4 Topic: General Number: 5 Created: 6/26/2007 [6/26/07] The proposed layout does not appear to comply with LCUASS "Garage Door Set Back" requirements specified in 7-11 F as well as rear setback requirements in the Land Use Code. After discussion among City Staff including a site visit to the original Settler's Green project where a 6' setback modification was granted, we're not in support of granting any further variances/modifications to the 8' setback requirements in both LCUASS and the Land Use Code. It's become apparent that in reducing the setback to 6', residents and visitors are not discouraged from parking parallel in front of the driveway and extending their vehicles onto the alley. Number: 15 Created: 6/26/2007 [6/26/071 I don't believe the driveway approaches intersecting the alley meet 9.4.2 of LCUASS regarding entrance angles. While a variance request is required, City staff has agreed in concept to supporting such a variance (the justification provided should be thoroughly stated). Number: 31 Created: 6/29/2007 [6/29/071 In addition to the garage door setback requirements specified in 7-1 IF noted in #5, please note the fence setback requirement should fences be proposed. Topic: Plat Number: 6 Created: 6/26/2007 [6/26/071 Please add the following note to the plat (if the applicant does not elect to add the note, then a development agreement for the project will be required): "The Development Agreement for Settler's Green P.D.P. dated 9/5/2001, between the City, Settler's Green Registered LLLP and Rigden Farm LLC shall apply to the property shown on this replat." Number: 30 Created: 6/29/2007 16/29/071 Technical Services offers the following comments: 1. Boundary closes. 2. Curve in the "tie" to boundary does not match Rigden Farm Filing 5. 3. Show adjoining streets and how dedicated. 4. What are the additional dashed lines? (setback should not be shown on the plat) 5. 6' utility easement not locatable. Can eliminate lines -- see redlines. Page 3 Number: 13 Created: 6/26/2007 16/26/071 Sidewalk widths for all walks shown on the Site Plan must be provided. Number: 14 Created: 6/26/2007 [6/26/071 The NEW PROJECT ROUTING SHEET indicates that the required Site and Landscape Plans are combined on one sheet; however, nothing on the plan really says what the existing or proposed landscaping is. There are 5 "apparent" trees in the parkways, with no labeling, and Notes #2 states that "All landscaping in front of this project is in and maintained by the Rigden Farm HOX. Please label the existing street trees as such and note that all landscaping on the individual lots will be by the individual lot owners. Is there an overall Rigden Farm HOA that is maintaining these street trees or are there multiple HOA's in this development? If so, which one is this development part of? Number: 32 Created: 7/2/2007 [7/2/07) The width of the public alley, both the right-of-way and the paved surface, must be shown on the Site Plan. Number: 33 Created: 7/2/2007 [7/2/07) The requested 6' rear yard setback is less than the required 8' setback, requiring a request for a modification of the standard set forth in Section 3.5.2(D)(3) of the Land Use Code. A request for a modification of this standard was granted with the original Settler's Green @ Rigden Farm in 2001; however, this is a new PDP submittal and the requested substandard setback must again be evaluated. There is some doubt as to whether or not City staff will support a 6' setback because of now existing conditions and circumstances along the alley. Department: Engineering Issue Contact: Marc Virata Topic: Construction Plans Number: 7 Created: 6/26/2007 [6/26/071 Add the following note to the plan set: 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 in like kind at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. The limits of the repairs will be identified in the field by the City Engineering Inspector prior to and over the course of the project and will not be shown on the plans. Number: 29 Created: 6/29/2007 [6/29/071 Please expand the patching limits shown on the construction drawing to the median of the roundabout sputter. Page 2 STAFF PROJECT REVIEW ON of Fort Collins Dana McBride Date: 07/02/2007 Dana McBride Homes, Inc. 1510 Hillside Drive Fort Collins, CO 80524 Staff has reviewed your submittal for RIGDEN FARM, 5th FILING, LOT 1 REPLAT, RIGDEN LOFTS AT SETTLER'S GREEN - PDP (TYPE 1), and we offer the following comments: ISSUES: Department: Current Planning Topic: General Number: 16 [6/26/071 No comments. Issue Contact: Dana Leavitt Created: 6/26/2007 Department: Current Planning Issue Contact: Steve Olt Topic: Site Plan Number: 8 Created: 6/26/2007 16/26/07] On the Site Plan, what is meant by "9' Building Setback (Typ.)", as shown on Lots 1 & 3? Is that 9' line really just the utility easement? Number: 9 Created: 6/26/2007 [6/26/07] Please dimension all building walls, on the inside, to the nearest foot. This should be for all 5 buildings, or labeled as Typ. Number: 10 Created: 6/26/2007 [6/26/07] Topographic lines should not be shown on the Site Plan. Number: 11 Created: 6/26/2007 16/26/07] The standard Owner's Certification, Notary Public, and Director of Planning signature blocks must be included on the Site Plan, no later than Final Development Plan submittal. An example of these signature blocks is attached to this comment letter. Number: 12 Created: 6/26/2007 [6/26/071 The lot(s) line along the public alley is getting lost in the multiple lines in that location on the Site Plan. Page 1