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Home My WebLink AboutRIGDEN FARM, 5TH FILING, TRACT I, SETTLERS GREEN - PDP - 56-98J - CORRESPONDENCE - (5)• Please refer to the specific language in 2.8.2(H) when phrasing the justifications. • I recommend that we meet individually to work out the way the justifications need to be reworded of you have any questions. w. Ensure that the plat does not use the "Secretary of the Planning and Zoning Board" signature block, but rather uses the "Director of Planning" signature block. Be sure and return all your redlined plans when you resubmit. If you have any questions about these or any other issues related to this project please feel free to call be at 221-6750. Yours truly, Troy Jones City Planner 5 p. Use lot numbers, but not letters. Because you are replotting the existing lots, you do not need to preserve the original lot numbers. q. Please provide numbers or bullets to the information in the general notes on the site plan. There are no spaces between the topics and the information is very difficult to read. r. The lighting plan is not necessary for a residential project of this scale. s. A "director of planning" signature block is needed on the site plan. t. What are the 15' x 25' areas in the green belt labeled "no UDE" for? u. Check with Engineering to ensure that you have the proper signature blocks on the plat. v. This comment is regarding the letter requesting a modification to several standards: • Section 4.4(E)(2)(e)(2) does not apply to any of the buildings on your site because the subsection where the standard is located only applies to non-residential buildings in the LMN zoning district. • Your request to modify 3.5.2(D)(2) needs to be very specific of how the proposed plan is not detrimental to the public good, and how the proposed plan will advance or protect the public interests and purposes of the standard equally w3ell or better than would a plan that complies with the standard. Especially, the argument does not address the 9 foot setback of the 5 plex along Custer, Rigden and the traffic circle. • Your request to modify 3.8.3(A)(1) needs to be very specific of how the proposed plan is not detrimental to the public good, and how the granting of the modification from the strict application of the standard would, without impairing the intent and purpose of the LUC, result in a substantial benefit to the city by substantially addressing an important community need specifically and expressly defined and described in the city's Comprehensive Plan, and the strict application of such a standard would render the project practically infeasible. It is not enough to claim that the project substantially addresses an important community need and to quote the principals and policies, the request must be specific as to how. a i. 3.2.2(C)(4) requires the 3 and 5 plexes to provide bicycle parking. Please specify if the parking is within the garages or if there is a bike rack. Sections 3.2.2(D)(1) Pedestrian/Vehicle Separation & 3.2.2(C)(6) Direct On - site Access to Pedestrian & Bicycle Destinations need to be satisfied in the area of the private drive between 5 plex and Mercy Way. The locations of the mid -block pedestrian crossings lead pedestrians into this private drive area, but don't direct them out to the sidewalks along Custer and Rigden. Given the location of the neighborhood center across the street to the south, this will be an area where pedestrian activity will high, so connectivity is necessary. k. Section 3.2.2(D)(3)(c) Guest Parking requires there to be adequate guest parking. Because the 5 plex is next to streets where there won't be parallel parking, guest parking for the 5 plex building may be a problem. Please specify how and where the guests will park. I. The 3 plex and 5 plex lots are not subject to the solar oriented lot requirement. Ten of the remaining 24 lots meet the definition of solar oriented lots. Less than 65% of the lots are solar oriented lots, therefore either an alternative compliance or a modification is necessary to 3.2.3(8). m. Match the character and the materials of the 5 plex closer too the existing brick farmhouse in the neighborhood center. Specify colors that complement the farm house color scheme. The cultured stone veneer wainscot should be similar brick as used on the farmhouse [3.4.7(E)(2)&(3), and 3.5.1(F)(1)]. n. Mercy Way cannot be a "narrow" residential street because there is not a public alley behind the row of lots on the southwest side of the street. Poudre Fire Authority requires fire truck access to the rear of all lots along narrow residential streets because the narrowness of the street may restrict the ability for fire trucks to access the front of the properties. We may want to set up a meeting with PFA, Engineering and Planning to discuss this issue further. o. If your public alley becomes a private drive, note that curbed radius driveway cuts are not allowed [3.6.2(L)(2)(e)], and private drive drainage cannot be directed over the public sidewalk [3.6.2(L)(2)(f)]. This may be something you might want to request another modification for. 3 b. Tract "H" on the Rigden Farm OUP specifies a density range of 150 to 200 units. Filing One has 78 units (2 duplex lots and 74 single family lots), and Parkside East Apartments proposes 40 units, for a total of 118 units already approved or planned for within tract "H." This means you must have at least 32 units, but no more than 82 units in your P.D.P. The density range you propose between 35 to 63 units is consistent with the ODP, however you should be aware that some owners of some of the lots within Rigden Farm Filing One have been talking to us about also doing some carriage house dwelling units. If other lots do integrate the carriage house dwelling units, it will affect the density range that you must fall within. You may want to coordinate this with Wheeler Commercial. c. The Full Tree Stocking [3.2.1(D)(1)(c)] and Foundation Planting [3.2.1(E)(2)(d)] requirements must be satisfied. The current landscape plan does not show any landscaping near the buildings. Please show a typical planting plan for each unit type and a detail of the landscaping around the 5- plex. Trees and landscaped areas are required on the back side of the 5- plex. d. There are a few areas where the street trees exceed the spacing requirement as required in 3.2.1(D)(2)(a). Please see the redlined landscape plan from Current Planning. e. If you end up creating a parking lot with 6 or more spaces, the following code sections will pertain to the design of the parking lot: • 3.2.1(E)(4) Parking lot perimeter landscape screening, • 3.2.1(E)(5) Parking lot interior landscape (min. 6%), • 3.2.2(J) Parking lot Setbacks, • 3.2.2(M) Landscape coverage. f. The 5 plex, 3 plexes, and carriage houses must provide a minimum amount of parking. Specify the number of bedrooms for each unit and provide off- street parking for each unit according to the table in 3.2.2(K)(1)(a), which requires 1.5 spaces per 16R unit, 1.75 spaces per 2BR unit, and 2.0 spaces per 3 BR unit. g. 3.2.2(C)(2) requires curbcuts and ramps to be inconvenient and safe locations. See the redlined site plan for a suggestion of how to satisfy this standard by crossing Mercy Way with a more logical route. h. Change the name Mercy Way. Lorimer County has a website (www.co.lanmer.co.us/streets) where you can check for duplicate street names. 2 Commur'ty Planning and Environmental c^rvices Current 1-...nning City of Fort Collins STAFF REVIEW COMMENTS Mikal Torgerson MTA Architects 211 Jefferson Fort Collins, CO 80524 November 9, 2000 Staff has reviewed your submittal for Settler's Green at Rigden Farm, and we offer_ the following comments: COMMENTS: Engineering, Water and Sewer Utility Department, Stormwater Utility, Transportation Planning, Transfort, Technical Services, Forestry, Public Service, PFA, Natural Resources, : a. Please seethe attached comment sheets and/or redlined plans from these departments and agencies. 2. Engineering Pavement, Zoning, Building Inspection, Light & Power, Park Planning, Traffic Operations, Police, Advance Planning, Streets, Right -of - Way Planning, Water Conservation, Post Office, Quest, AT&T Cable, Street Oversizing: a. I have not received written comments from these departments. If and when I do receive comments, I will forward them on to you. 3. Current Planning: a. Section 2.2.11 of the Land Use Code requires that an applicant submit revisions based on this letter within 90 days or the project application becomes null and void. Your response to the City's concerns is due by February 7, 2001. A 30 day extension to this deadline is available. All requests for an extension should be directed to the Current Planning Director. If remaining issues are those that do not require plan revisions, a status report verifying continuing efforts toward resolving the issues is required within the same timeline. 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020