HomeMy WebLinkAboutRIGDEN FARM, 2ND FILING, LAGRANGE MULTI-FAMILY HOUSING - PDP - 56-98D - CORRESPONDENCE - (3)FNecomw4wed
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Street shall mean a public way (whether publicly or privately owned) used or intended
to be used for carrying vehicular, bicycle and/or pedestrian traffic and shall include the
entire area within the public right-of-way and/or public access easement.
Street -facing garage doors must be recessed behind either the
front facade of the living area portion of the dwelling or qsaYxZd
_porch (measuring at least six [6] feet by eight [8] feet) by at least
four (4) feet. Any sheet -facing garage doors complying with this
standard shall not protrude forward from the front facade of the
living area portion of the dwelling by more than eight (8) feet.
(2) Garage doors may be located on another side of the dwelling
("side- or rear -loaded") provided that the side of the garage facing
the front street has windows or other architectural details that
mimic the features of the living portion of the dwelling.
(3) Garage doors shall not comprise more than fifty (50) percent of
the ground floor street facing linear building frontage. Alleys and
comer lots are exempt from this standard.
(4) Attached and multi -family dwellings whicho face a second
a
street or major walltwav seine shall be exempAL
t from subsections
(1) through (3) above. The facade oriented to the second street or
walkway spine shall include windows, doorways and a structured
transition from public to private areas using built elements such
as porch features, pediments, arbors, low walls, fences, trellis
work and/or similar elements integrated with plantings.
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Street shall mean a public v whether publicly or privately owned) used or inte.._,;d
to be used for c i- artying vehicL.ar, bicycle and/or pedestrian traffic and shall include the
entire area within the public right-of-way and/or public access easement.
-3.5. 2,1C)(1) Orientation to a Connecting Walkway. Every front facade with
a primary entrance to a dwelling unit shall face the adjacent street
to the maximum extent practicable. 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.
Street -Facing Facades. Every building containing four (4) or
more dwelling units shall have at least one (1) building entry or
doorway facing any adjacent street that is smaller than a full
arterial or has on -street parking.
Coimp'r
PRopo5At_
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1. The recommended street will be either public or a private street. All other
access drives will be private drives.
m. The recommended street will also help give a little extra space for the utility
coordination.
n. See Section 3.6.2(K) and (L) for regulations on private streets and private
drives.
o. Look at section 3.2.2(L) in the LUC to determine parking stall and driveway
dimensions. When garages are located along a driveway and are opposite
other garages or buildings, the driveway width must be increased to 28 feet.
p. Every building that has 4 or more dwelling units must have at least one
doorway facing any adjacent sub -arterial street (if it is a corner lot, and has
two adjacent streets, a building with 4 or more units must have at least one
door facing both adjacent streets).
q. The minimum required setback for residential units in the LMN zone with rear
automobile access is seven feet from a non -arterial right of way. If you wish
to build with a seven foot setback, you should coordinate this with
engineering in order to provide adequate utility easement.
8. Light and Power:
a. There is existing power along Drake Road, and along the service road to the
CSU farm.
b. Normal development charges will apply.
c. You will need to know if the buildings are townhouses or condos.
Townhouses require one meter (and a service charge) for every unit whereas
condos can have clustered meters (with a single service charge for the cluster)
for a whole building.
d. A utility coordination meeting will need to be arranged, and you will need to
have all 6 utilities there:
• Public service (gas),
• Water,
• Sewer,
• Electricity,
• Telephone,
• Cable TV,
• Stormwater.
e. Some utilities can go joint trench, and there are possible modifications to
setbacks (they may bend just a little).
f. You should provide a basemap for the utility meeting showing several
scenarios of the water and sewer line locations. Using the water and sewer
lines as a starting point, at the meeting the other utilities can coordinate how
they can all fit into the remaining space. Sewer lines can be located under
driveways, but water lines cannot.
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6. Fire Department:
a. Coordinate any PFA comments with Ron Gonzales including but not limited to
the following:
• fire hydrant spacing and flow requirements,
• required turning radii within the interior of your site,
• curb bumpouts on local public streets.
7. Current Planning Department:
a. You must have street trees spaced in the parkway strip along all public streets
spaced no further apart than every 40 feet.
b. You must meet a minimum species diversity of tree types in the project as
required in the Land Use Code section 3.2.1.
c. When parking areas are adjacent to a public street, trees must be spaced
between the street and parking area no further apart than every 25 feet. When
parking areas are adjacent to a side lot line, trees must be spaced along that
common boundary no further apart than every 40 feet.
d. Any dumpsters must be screened from view.
e. The minimum off street residential parking space requirements are as follows:
• Single Family
Lots with over 40' of street frontage = 1 space
Lots with under 40' of street frontage = 2 spaces
• Duplex, multifamily
1 BR = 1.5 spaces / d.u.
2 BR = 1.75 spaces / d.u.
3 BR = 2 spaces / d.u.
4 BR = 2.5 spaces / d.u.
f. Parking lots with 6 or more spaces must be setback a minimum average of 10'
from the street ROW.
g. 65% of the lots less than 15,000 square feet must be solar oriented lots.
h. You have an adequate number of housing models and housing types for the
proj ect.
i. Primary entrances of attached or multifamily buildings must be oriented to a
sidewalk that runs along a street, or a sidewalk that connects to the street's
sidewalk within 200' of that primary entrance. You will need to provide
either a public street or a private street with a public access easement through
the middle of the site in order to satisfy this requirement. If it is a private
street, it must have a public access easement, and have street -like
characteristics such as detached sidewalks and street trees spaced at least
every 40'. The garage standards will apply to this street (see the definition of
"street" in the LUC Section 5.1.2) except on corner lot units where a unit
faces a second street, or a when a unit faces a major walkway spine.
j. See the accompanying sheets titled "current proposal," and "recommended
proposal" for a diagram of the recommended new street.
k. Any new street must either line up at an existing intersection, or it must be
offset 200' or more (centerline to centerline) from an existing street.
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Stormwater department needs to know the location with respect to the future
Rigden Parkway improvements.
e. Once the Overall Drainage Plan for the ODP is approved this site would need to
comply with it. At the present time there are concerns with the ODP.
3. Engineering Department:
a. The street oversizing fees will apply as follows:
• $901/dwelling unit for townhouses,
• $908/dwelling unit for condos.
• Other unit types can be coordinated with Matt Baker.
b. If the street system is not built or designed with the ls` filing then this project
would need to build the improvements necessary for this site.
c. You will need utility plans that show the detention area, drainage, grading, water
and sewer connections or stubs.
d. You will need a development agreement.
e. A traffic impact study (TIS) which also coordinates bikes, pedestrians and transit
will be required in accordance with the new requirements.
f. Internal drives need to be built in accordance with standards (150' max. dead end
length).
g. Assume per previous conversations the design of the roads will be with the lst
filing currently in for review — the review of the bumpouts on the street will be a
part of that review.
h. Comments on the ODP and alignment of Custer may affect this property or may
have no impact.
i. Internal drives will need to accommodate PFA access and requirements.
4. Water & Wastewater Utility:
a. There are no existing utilities on the site. The new mains are proposed to be
brought onto the site during the Rigden Farm I" Filing.
b. Portions of the site appear to be very tight; therefore, a utility coordination
meeting early in the site design process will be very important.
c. The water conservation standards for landscape irrigation will apply for this
project.
d. PIF's and water rights will be due at time of building permit.
5. Natural Resources:
a. Any trash enclosures that you propose should accommodate adequate space for
recycling containers. A single trash hauler should be used to minimize impacts of
the large trucks on the development, streets, and environment.
b. You will need to file a fugitive dust control permit if construction duration will
exceed 6 months.
c. Native grasses and plant materials should be used wherever appropriate, and
bluegrasses should be minimized.
d. You may have individual trash hauling service for each unit if you like, but if you
choose to have shared dumpsters, we've enclosed an informative memo on design
tips to the enclosures that allow adequate space for recycling.
E
MEETING DATE: March 8, 1999
ITEM: A multifamily and/or attached single family housing development
of approximately 92 units on tract F of the first filing of the Rigden
Farm PDP.
APPLICANT: Carl Glaser
215 Jefferson
Fort Collins, CO 80524
DEPARTMENTAL CONTACTS:
Current Planning- Troy Jones 221-6750
Zoning Department- Gary Lopez 221-6760
Engineering Department- Sheri Wamhoff 221-6605
Street Oversizing Coordinator- Matt Baker 221-6605
Poudre Fire Authority- Ron Gonzales 221-6570
Stormwater Utilities- Glen Schlueter 221-6681
Water & Sewer Utilities- Roger Buffington 221-6681
Natural Resources Development Planner Kim Kreimeyer 221-6750
Light and Power Bruce Vogel 221-6700
Transportation Services Kathleen Reavis 221-6608
COMMENTS:
1. Zoning Department:
a. No comments.
2. Stormwater Utility Department:
a. The site is located in the Foothills Basin, where the fees are $6525 per acre and is
subject to the runoff coefficient reduction.
b. The site is also located in inventory grid #'s 12M.
c. You will need a standard drainage and erosion control plan, and they must be
prepared by a professional engineer registered in Colorado.
d. The "North Tributary Outfall" for the Foothills Basin is planned to be built this
year and it is aligned with the Rigden Parkway as shown on the site plan. The
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
CURRENT PLANNING DEPARTMENT
Commu 7 Planning and Environmental : vices
Current Planning
City of Fort Collins
Carl Glaser
215 Jefferson
Fort Collins, CO 80524
March 16, 1999
Dear Mr. Glaser:
For your information, attached is a copy of the Staffs comments concerning the
Tract F of the Rigden Farm 15` Filing presented before the Conceptual Review
Team on March 8, 1999.
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 221-6206.
rf i ncerely,
JVro�Jo"
nes
City Planner
cc: Eric Bracke, Streets Department
Stormwater Department
Project Planner
File
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020