Loading...
HomeMy WebLinkAboutRIGDEN FARM, PHASE 1 - PDP - 56-98C - CORRESPONDENCE - (10)I Engineering staff requires the mentioned streets to be included in the PDP because they will be built in their final condition, however the swale is being graded in an interim condition in order to build the roads, therefore must not be included within the PDP boundary. 2. The street trees and sidewalks should not be installed on the local streets until the adjacent tracts or lots are developed. There will be no escrow required to secure the placement of these trees, however a certificate of occupancy will not be granted for development on any of these vacant tracts until the sidewalks and street trees are in place. This will be enforced by the Zoning Department as part of their final inspection for certificate of occupancy. Limits of Development / Initial Grading 1. The LOD can be shown as proposed on the PDP submittal. The LOD goes beyond the plat and PDP boundaries, but because of the amount of grading work that needs to be done over the entire site as a result of the cut and fill in phase 1, the majority of the site will have grading done during the first phase. 2. Most likely the LOD boundary will be at the property line of the city owned channel, but if the Ecological Characterization Study identifies natural areas and habitats associated with the channel outside of the city owned channel, that area must also be included in the area not to have any "land disturbance activities" as part of the LOD specification. 3. Even though the developer owns the property to be graded, a grading easement must be established dedicated to the City of Fort Collins in order to grade the areas outside the plat. Once the grading has been done and each of the plats for future phases come in, these grading easements can be vacated. The purpose of the city obtaining an easement is to guarantee access to the property for grading purposes whether or not the current developer is still involved with the project in the future. 4. Any land that gets graded during this phase, and is not developed until a later phase will have a high chance that prairie dogs will begin to inhabit the soft ground in the interim. Rather than doing any final grading on ground with live prairie dog colonies, the code requires that the prairie dogs be eradicated prior to any final grading activities of future phases. Staff can meet with you to discuss these issues on Monday, April 12'', from 8:30 a.m. to 10:00 a.m. Please feel free to give me a call if you have any questions or comments on these or any other issues. Sincerely, Troy Jones Project Planner cc: Greg Byrne Bob Blanchard Kim Kreimeyer ✓Basil Hamden —I4athleen Reavis Janet Meisel Bums JSheri Wamhoff w April 8, 1999 Vaughn Furness Jim Sell Design 153 W. Mountain Ave. Fort Collins, CO 80524 Re: Rigden Farm PDP Issues to be resolved Bicycle / Pedestrian Trail along Foothills channel: 1. In the ODP comment letter dated March 4, 1999, Natural Resources had two comments that must be addressed with regard to the Foothills channel. a. an Ecological Characterization Study must be preformed for the Foothills Channel in order to determine where the 100' average buffer can be encroached upon to the 50' minimum. b. When the 100' buffer is encroached upon, the developer carries the burden of proof in showing why it is necessary. Keep in mind there is a 50' minimum buffer width for those areas where the 100' buffer is encroached upon. 2. In the LUC Section 3!4.1(E)(2) Development Activities Within the Buffer Zone, in subparagraph (c), trails are allowed in the buffer zone "provided that the trail or walkway is compatible with the ecological character or wildlife use of the natural habitat or feature." This cannot be determined without the Ecological Characterization Study. 3. The Natural Resources Department requires that the trail (from the connection to the future park in Dakota Ridge to the neighborhood park in your PDP application) must be built during this phase 1 PDP. 4. Coordination with Parks Department will need to be arranged. They will not have the funding to contribute for the trial for probably another 2 years. An arrangement will most likely be made for the city's contribution to the trial to be reimbursed to the developers when the city funds become available. 5. The ponds 1 and 2 shown on the grading and drainage plans must be coordinated with buffer zone, trail, and natural habitat issues. Natural Resources requires that rip rap not be used in these ponds because they must have a naturalistic character, which is not possible with a rip rap shore. Natural Resources feels that these ponds are in fact an appropriate use in the buffer zone, but requires that the trail be located on the northern side of these ponds rather than to be located between the channel and ponds. The reason for this is because.the ponds will act as a separator between the wildlife activities of the channel and the human activities of the trail. Local Streets / Street Trees 1. The local streets must be within the PDP boundaries in order to build them during the phase 1 of construction. The proposed drainage swale that goes roughly from the NC zoning district diagonally south-east to the traffic circle will not need to be within the PDP boundaries.