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HomeMy WebLinkAboutRIGDEN FARM, 5TH FILING, TRACT I, SETTLERS GREEN - PDP - 56-98J - CORRESPONDENCE -i right of way with a.24 foot roadway, and can only be used in conjunction with public alleys. Ron said for emergency purposes, if you went with this scenario, the alleys could be as narrow as 14 feet. If you bisected this block with a narrow residentidl"local street and had alleys down the middle of each of the newly created blocks, you may be able to get it all to work withPut changing your design too drastically. • Before a utility coordination meeting can take place, you must come up with a site plan that works from a planning, engineering, emergency protection standpoint. To schedule the utility coordination meeting, arrange it with Sheri Wamhoff. We will need a revised site plan and a concept plat (that shows the easement locations) several days prior to a utility coordination meeting so that the utilities will have something to review. d. Refer to Section 3 (General Development Standards), and Section 4.4 (LMN Zoning District) in the Land Use Code for the standards that apply Ito your proposed development. The Land Use Code is available to view on the internet at www.ci.fort-collins.co.us/CITY HALL/CODES. e. I will be on vacation from March 3rd through March 121h, so in my absence, Sheri Wamhoff will be you point of contact for this project. i i 6 _ 11. Park Planning: a. Park Fees depend on the square footage of each unit. A handout wai given you with these fees at the conceptual review meeting. 12. Current Planning: a. The layout you propose does not satisfy Section 3.5.2(C)(1) of the LUC which requires that every front fagade with a primary entrance to a dwelling unit must face a connecting walkway with no primary entrance to a dwelling unit more than 200 feet from a street sidewalk. "Connecting walkway" is defined in Article 5 of the LUC. b. The layout you propose does not satisfy Section 3.6.2(L)(1)(b) of the LUC which limits the number of single family residences that can use a singe private drive as a primary access to 4 single family homes. Keep in mind that this requirement does not apply to private drives that provide additional access to property that has street frontage and pedestrian access from a street. c. I met with Sheri Wamhoff and Ron Gonzales for about a z hour on Wednesday 3/1 to discuss this project. In that conversation the following points of clarification were agreed upon: • Poudre Fire Authority cannot support the proposed layout of single family homes around the green because the private drive (private alley) is the only emergency access. If you had multifamily buildings facing the green with access from the private drive, it might work with this layout, but not with single family. The issue is the addressing. Ron feels uncomfortable addressing all those single family units with one steet address off Custer Drive and each house having a unit number. Multifamily projects are typically only numbered that way, and he feIels it would be too risky during an emergency for the driver td figure out the unique numbering scheme for this loop of single family homes, as it would be the only place in town where single family homes are numbered in this manner. • Sheri pointed out that even if you put the entire property under one ownership (a HOA) the houses around the green would still be considered single family. You then still have the dilemma that you are trying to serve more than 4 single family units with primary access off a private drive. • One solution you might consider that would solve the issues mentioned in a & b above and would also make the utility coordination much easier would be instead of having the green, punch a narrow residential local street through the block going north -south. A narrow residential local street has a 451foot wide 9 c. The private drive as the only access to more than 4 dwelling units is not supported by the LUC, and would not work for Poudre Fire Authority either. 7. Light and Power: a. The Bed and Breakfast would be considered a commercial service. b. There are utility problems with this layout. Water, sewer, electric, and gas are all typically front lot utilities (street side). Phone and cable TV al^e typically back lot utilities. The front lot utilities just won't fit on a 20 foot wide street. c. A 20 foot wide drive with an 8 foot wide easement on both sides might work, but we need to have a utility coordination meeting to determine this.: We need (1) a site plan, and (2) a plat in order to have enough information to conduct a utility coordination meeting. d. Normal development fees apply. e. Overall, I'm not optimistic that you can fit all these utilities into such a small arangement. 8. Transportation: a. Rigden Parkway is a collector, and Custer Drive west of the traffic circle is a collector. b. A Traffic Impact Study (TIS) will need to be provided and coordinated with the overall Rigden Farm TIS. c. Contact Mark Jackson for the pedestrian and bicycle scope of the TIS, Eric Bracke for the vehicle scope, and Gayleene Rossiter for the transit Scope. 9. Historic Preservation; a. If there are any structures on the site over 50 years old, contact Kdren McWilliams, the historic preservation staff representative in the Advance Planning Department at 224-6078. b. You may be eligible for some grants to preserve existing historic building on site. i 10. Advance Planning: a. The project can obtain an "affordable" status if 10% of the units are guaranteed "affordable" for 20 years. b. If the project obtains the "affordable" status, the entire project is':eligible for fee delay and a sales tax rebate. c. "Affordable" projects are also eligible for a reduced development review fee and priority processing. 4 f I h. I Private Drives can only provide primary access for up to 4 single family, lots. There is no limit to the number of single family lots a private drive car% serve as a secondary access. j i. You will be required to have a Development Agreement, a Development! Construction Permit, and Utility Plans. 4. Water & Wastewater Utility: a. Water and sewer mains are currently being installed in the adjacent streets as a part of the Rigden Farm development. I b. Water/sewer mains must be extended through the development to provide service to the living units. c. The narrow drives and alleys shown on the proposed plan do not appear to provide adequate space for all of the utilities; therefore, a utility coordination meeting is needed early in the planning process for the d. development. If detached "granny flats" are included in the development, separate water meters will be required for each living unit. j e. The water conservation standards for landscape and irrigation will apply to the project. f. Plant Investment Fees and water rights will be due at time of building permit unless the project qualifies for affordable housing status. 5. Natural Resources: i a. If you integrate commercial or multifamily onto the site, trash enclosures should accommodate recycling containers of sufficient size to accommodate the type of recycling appropriate for the building use (cardboard, cans, plastics, etc.), and dumpsters must be enclosed within a fenced or walled area. b. We ask that a single trash hauler be used to minimize traffic impacts) c. Native grasses and plant materials should be used wherever appropriate, and bluegrasses should be minimized. d. If construction lasts for more than 6 months, you will have to file a permit for fugitive dust control with Larimer County. e. Contact Tim Buchanan the City Forester (221-6361) to discuss any tree related issues. 6. Fire Department: a. Address must be visible from the fire access lane using a minimum 6 numerals on a contrasting background. b. A fire hydrant must be within 300' of every building (measured as a hose ' would lay) with a capacity of 1000 g.p.m @ 20 p.s.i. Hydrants must be spaced no further apart than 600 feet on center. I COMMENTS: 1. Zoning Department: a. The Bed and Breakfast is considered a commercial establishment, therefore will not count toward any dwelling unit counts. b. The site is zoned LMN. 2. Stormwater Utility Department: a. The site is in inventory grid #12M. b. The site is located in the Foothills drainage basin where the new development fee is $6,525/acre and it is subject to the runoff coefficient reduction. c. The standard drainage and erosion control reports and plans are required and they must be prepared by a professional engineer registered in Colorado. The master drainage report for Rigden Farm defines the drainage plan. d. The master drainage plan has designed water quality treatment for the entire site. Those measures would need to be constructed with this project if they are not built before. This applies only to the measures whichthis project utilizes. I 3. Engineering Department: a. Street Oversizing Fees are $1,480/unit for single family, $1,113/unit for a duplex, or $901/unit for townhomes, and $1,348/room for a bed and: breakfast. Check with Matt Baker for the specific amount of this fOle for your project. b. The project will require a Traffic Impact Study (TI5) that addresses site access, and all modes of transportation including automobile, bicycle, pedestrian, and transit. j c. Provide and build sidewalk along all street frontages. d. We would need to look at access points for volumes and closeness to the traffic circle. e. Any cuts into existing public streets will need to be done to city requirements and will be fairly expencive. f. You can use private streets, but they must be built to city street standards. To provide primary access to the number of single family shown in the layout brought to conceptual, the interior drive would need to be a private street. g. The interior drive shown on the plan could not be a public alley. Public alleys can only be used in combination with Narrow Residential Local Streets. i 1) 0 x, City of Fort Collins MEETING DATE ITEM: CONCEPTUAL REVIEW STAFF CO February 28, 2000 Rigden Farm, Tract I APPLICANT: Mickey Willis Paradigm _Development and Consulting, Inc 2221 Sun Rose Way Fort Collins, CO 80521 LAND USE DATA: I Request to place 47 units and a Bed and Breakfast on the roughly 5 acre bloFk northeast of the intersection of Rigden Parkway and Custer Drive. DEPARTMENTAL CONTACTS: i Current Planning- Troy Jones 221-6750 ' Zoning Department- Peter Barnes 221-6760 Engineering Department- Sheri Wamhoff 221-6605 Street Oversizing Coordinator- Matt Baker 221-6605 i Poudre Fire Authority- Ron Gonzales 221-6570 5tormwater Utility- Glen Schlueter 224-6065 Water & Sewer Utilities- Roger Buffington 221-6854 Natural Resources Development Planner Kim Kreimeyer 221-6750 Light and Power Bruce Vogel 221-6700 j Transportation Services (ped. & transit) Mark Jackson 224-6140 Transportation Services (traffic) Eric Brocke 224-6062 i Transfort (local bus service) Gaylene Rossiter 224-6195 j Park Planning Janet Meisel -Burns 221-6367 I COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fart Collins, CO80522-0580 (970)221-6750 CURRENT PLANNING DEPARTMENT Commuoty Planning and Environmentalovices Current Planning City of Fort Collins Mickey Willis Paradigm Development and Consulting, Inc. 2221 Sun Rose Way Fort Collins, CO 80521 March 1, 2000 Dear Mr. Willis: For your information, attached is a copy of the 5taff's comments concerning the Rigden Farm Tract I project presented before the Conceptual Review Team on February 28,2000. 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 221-6750. incerely, I Vv Tr y Jon s i City Planner j cc: Eric Bracke, Streets Department Sheri Wamhoff, Engineering Ron Gonzales, Poudre Fire Authority Stormwater Department Project Planner File -2020 281 North College Avenue • PO. Box 580 0 Fort Collins, CO 80522-0580 • (970) 221-0750 • FAX (970) 416