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HomeMy WebLinkAboutRIGDEN FARM, 7TH FILING, THE WILLOWS - PDP - 56-98N - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWoutdoor space that is at least thir. a (35) feet in its smallest dimension, with all par such outdoor space directly visible from a public street." Response. Acknowledged h. The Crplex units that you propose will need to have front doors facing connecting walkways and the backs of the units will have to be oriented to the vehicular areas in order to satisfy comment "g" above. Response. Acknowledged d. Improve County Road 9 and Dra )th to Minor Arterial standards. Response. (See Attachment# X) 9. Park Planning: a. The neighborhood and community parkland fees are based on square footage of each unit, and are due at the time of building permit. Response. Acknowledged b. Contact Craig Forman for more information. 10. Current Planning: a. Refer to Section 3 (General Development Standards), and Section 4.4 (LMN Zoning District) in the Land Use Code for the standards that apply to your proposed development. The Land Use Code is available to view on the intemet at www.ci.fort- collins.co.us/CITY HALUCODES. Response. Acknowledged b. A utility coordination meeting or meetings will need to be conducted to workout the utility conflicts. Response. Acknowledged c. Garage doors may not exceed more than 50% of the ground floor street -facing linear building frontage. Response. Acknowledged d. Any street facing garage doors must be recessed behind a living area or a covered porch (at least 6'x8') by at least 4 feet. Response. Acknowledged e. There are length restrictions and articulation requirements for rear walls of multifamily garages if you propose any. Response. Acknowledged There is roughly 1600 feet between the pedestrian bridge by the Pinecone Apartments and the Rigden Parkway crossing of the Foothills Channel. Since the Foothills Channel is at the edge of the boundary of this filing, the connectivity standards of 3.6.3(6) and 3.6.3(F), which would require local street connections spaced at intervals not to exceed 660 feet along each development plan boundary that abuts potentially developable or re -developable land, will apply. In order to satisfy this requirement one street crossing is required between Rigden Parkway and the westem most point of this filing. This standard has alternative compliance available in section 3.6.3(H) if it can be shown that the proposed plan accomplishes the purposes of the standard equally well or better than a plan satisfying the code. You may be able to justify not making additional street crossings through the alternative compliance option, but typically when that is done, the connections are at least made through the provision of pedestrian crossings. I suggest working together with Wheeler Commercial who will be developing the other side of the channel. Response. Acknowledged g. Section 3.5.2(C)(1) of the LUC requires that "every front facade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred (200) feet from a street sidewalk." A connecting walkway is defined in article 5 of the LUC as either'(1) any street sidewalk, or (2) any walkway that directly connects a building entrance(s) to the street sidewalk, and connects other origins and destinations for pedestrians, including but not limited to commercial establishments, schools, parks, dwellings, work places and transit stops, without requiring pedestrians to walk across parking lots or driveways, around buildings or follow parking lot outlines which are not aligned to a logical route." The following exception is permitted to this standard, "a primary entrance may be up to three -hundred fifty (350) feet from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine. A major walkway spine is defined in Article 5 of the LUC as, "a tree -lined connecting walkway that is at least five (5) feet wide, with landscaping along both sides, located in an f. Private drive intersections with streets must use the "driveway approach" detail from the street standards book, and no drainage can cross a public sidewalk. Response. Acknowledged g. Public alleys can only be utilized with narrow residential streets and in accordance with the code and cannot be used with or for multifamily. Response. Acknowledged h. You will be required to have a Development Agreement, a Development Construction Permit, and Utility Plans. Response. Acknowledged 4. Poudre Fire Authority: a. Addresses must be visible from the street on which the building fronts with a minimum of 6" numerals on a contrasting background. Response. Acknowledged b. Private drives as internal streets create addressing problems. Response. Acknowledged c. Contact Ron Gonzales for more information from PFA. 5. Water & Wastewater Utility: a. Nearby water and Sewer mains were installed in conjunction with Rigden Farm 1st Filing. Response. Acknowledged b. Looks difficult to squeeze all the utilities into this tight of an arrangement. It will be necessary to have one or more utility coordination meetings. Response. Acknowledged. We have met on many different occasions to get the site plan where it is today. c. Each building will need a separate water & sewer service. Response. Acknowledged d. The water conservation standards for landscape and irrigation will apply to the project. Response. Acknowledged e. Plant Investment Fees and water rights will be due at time of building permit. Response. Acknowledged 6. Natural Resources: a. There is a 50 foot buffer from the Foothills Channel. Response. Acknowledged b. If you are required to provide a pedestrian crossing of the Foothills Channel, you will be required to mitigate the impacts of the crossing. You will need to obtain the applicable permits for the crossing of the channel (404 & nationwide). f. Because your project is part of an approved ODP, your density must be consistent with the ODP except that the maximum density in a single PDP application cannot exceed 12 units per acre. Response. Acknowledged. Our layout shows 9.78 unitstacre. g. A recent code change now allows up to 8-plex multifamily units within the LMN zone. 8-plexes are subject to specific design requirements. Response. Statement is not applicable with this PDP. Our largest building contains 7 units. 2. Stormwater Utility Department: a. This site is in the Foothills drainage basin where the new development fee is $6,5251acre which is subject to the runoff coefficient reduction. Response. Acknowledged b. The site is in inventory grid #12M. Response. Acknowledged c. The standard drainage and erosion control reports and construction plans are required and they must be prepared by a professional engineer registered in Colorado. Response. Acknowledged d. The Rigden Farm Overall Drainage Plan needs to be followed and it is pretty detailed for an O.D.P. The water quality/detention ponds are planned along the Foothills Channel. The outfalls into the channel will need to be sensitive to the stability and aesthetics of the natural channel. Response. Acknowledged 3. Engineering Department: a. Street Oversizing Fees are $1,4801unit for a single family, or $9011unit for townhomes. Check with Matt Baker for the specific amount of this fee for your project. Response. Acknowledged b. An update to the Traffic Impact Study maybe required. Response. (See Attachment # VI) c. Utility coordination still needs to be resolved. Before we can route the layout to the utilities, we need to resolve the street engineering variance you are requesting. Response. Variance will be submitted at a later date per Randall Provencio w/JR Engineering. d. The street network you propose on site doesn't meet street standards. Streets need to be designed and built to street standards including centerline radius requirements. Local streets have a 51-foot right-of-way and a 30-foot flow line to flow line dimension. Response. Acknowledged e. The streets internal to your site cannot be private drives because 3.6.2(L)(1)(b) of the LUC limits primary access from private drives to no more than 4 units. Also, private drives cannot be named, so Poudre Fire Authority would have a problem with addressing the units. Response. Acknowledged. We have no private drives or alleys incorporated in our site plan. ATTACHMENT I Conceptual Review Staff Comments & Response MEETING DATE: October 13, 2000 n'EM: Rigden Farm, Tract D at the southwest comer of Rigden Parkway and Custer Drive. APPLICANT: Lance Slay ton Slayt Construction 215 Union Blvd Suite 350 Lakewood, CO 80228 LAND USE DATA: The applicant proposes 141 townhome units and 23 single family units on the 17 acre property know as tract D in Rigden Farm at the southwest comer of Rigden Parkway and Custer Drive. DEPARTMENTAL CONTACTS: Current Planning- Troy Jones 221-6750 Zoning Department- Peter Barnes 221-6760 Engineering Department- Marc Virata 221-6605 Street Oversizing Coordinator- Matt Baker 221-6605 Poudre Fire Authority- Ron Gonzales 221-6570 Stormwater Utility- Glen Schlueter 224-6065 Water & Sewer Utilities- Roger Buffington 221-6854 Natural Resources Development Planner- Doug Moore 221-6750 Light and Power- Doug Martine 221-6700 Transportation Services (ped. & transit)- Tom Reiff 416-2029 Transportation Services(traffic} Eric Bracke 224-6062 Transport (local bus service)- Eric Bracke 2 2 4 - 6195 Park Planning- Craig Foremean 221-6618 COMMENTS: 1. Zoning Department: a. The site is in the LMN zoning district. Response. Acknowledged b. The proposed uses are subject to type 1 review. Response. Acknowledged (See Attachment# VIII) c. You will be required to submit site and landscape plans. Response. Acknowledged d. All streets must include street trees in compliance with the code. Response. Acknowledged e. Multifamily buildings must provide trash enclosures, bicycle parking, and handicap parking. Response. Private trash company will accommodate private pick up. HOA By-laws will require owners to store trash containers in c. An Ecological Characterization Study will be required as per 3.4.1(D)(1)(a-k) of the LUC. Response. (See Attachment # VII) d. If there any prairie dogs on site, they will have to be relocated or humanely eradicated. Response. Acknowledged e. Trash enclosures should accommodate recycling containers of sufficient size to accommodate the type of recycling appropriate for the building use (cans, newspapers, plastics, etc.), and dumpsters must be enclosed within a fenced or walled area. Response. (See attachment# IX) f. We ask that a single trash hauler be used to minimize traffic impacts. Response. Acknowledged g. Native grasses and plant materials should be used wherever appropriate, and bluegrasses should be minimized. Response. Acknowledged h. If construction lasts for more than 6 months, you will have to file a permit for fugitive dust control with Larimer County. Response. Acknowledged 7 . Light and Power: a. Light and Power needs adequate space for electric facilities in the front yards which would include a 10-foot clearance to water and sewer mains. It looks tight for electric and gas. Response. Acknowledged b. Light poles need 40' clearance from canopy trees, or 15 clearance from ornamental trees. Response. Acknowledged c. Power is available from several locations on Custer Drive. Response. Acknowledged d. Normal electric development policies and charges will apply. Response. Acknowledged 8. Transportation: a. Contact Eric Bracke (vehicular), Mark Jackson (ped & bike), and Gayleene Rossiter (transit) to determine the extent of the TIS update. Response. Acknowledged. (See Attachment# VI) b. Be sure that your internal pedestrian and bicycle circulation provides direct connections to the path along the Foothills Channel. This is the main link to parks and Fort Collins High School. Response. Acknowledged c. Bicycle parking must be provided near multi -tenant building entrances. Response. WA -We are proposing individual entrances.