HomeMy WebLinkAboutRIGDEN FARM - OVERALL DEVELOPMENT PLAN - 56-98B - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWLeanne Harter - Rigden Farm
Pagel
From:
To:
Date:
Subject:
Hi Leanne
Michelle Becker
Leanne Harter
Wednesday, May 20, 199811:08AM
Rigden Farm
Here are the additional comments for the Rigden Farm item from conceptual review on 5/4/98.
Thanks
Michelle
5a. They will need very strong reasons to change the current channel. It is already a water feature with
wetlands! They need to investigate the irrigation rights which come with the property.
9. The Fossil Creek Inlet Ditch or any other lateral owners will need to approve the drainage plans. The
City has an agreement with the ditch company. The Irrigation Company has water rights on the drainage
water so they can't necessarily reroute the water under the ditch.
10. There are fencing restrictions along the channel. No high fencing is allowed.
11. Please verify the landuse proposed matches assumptions used for calculating the channel design
flows. Additional detention may be required to meet design flow.
CC: Glen Schlueter, Susan Hayes
2/
r
Community Planning and Environmental cervices
Current Planning
City of Fort Collins
June 19, 1998
Fred Haberecht
Jim Sell Design
153 West Mountain Avenue
RE: Additional comments regarding May 49 1998 Conceptual Review
Dear Fred:
I have received additional comments regarding the Rigden Farms proposal that
was presented before the Conceptual Review Team on May 4, 1998. The
additional comments are attached.
Iryou should have any questions regarding these comments, please do not
hesitate to call me at 221-6750.
Best regards,
Leanne Harter, AICP
City Planner
attachments
xc: Dave Pietenpol, Project Manager, Wheeler Commercial Property
Services, LLC., 149 West Harvard, Suite 401, Fort Collins, CO 80525
Patricia Kroetch, P.E., Project Manager, JR Engineering, Ltd., 2620
East Prospect Road, Suite 190, Fort Collins, CO 80525
Eric Bracke
Stormwater Utility/Glen Schlueter
Project Planner
File
281 North College Avenue • l:O. Box 58)) • For) Collins, C() 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
oxn
Commu*-4y Planning and Environmental
Building i rmits and Inspection Division
City of Fort Collins
Codes and Standards
-vices
Beginning in April 1998, the City of Fort Collins will adopt the 1997 editions of the
Uniform Building Code, Uniform Mechanical Code and Uniform Plumbing Code.
The 1996 edition of the National Electrical Code is enforced as mandated by the
State of Colorado. The Fort Collins Nonresidential Energy Code is an amended version
of the American Society of Heating, Refrigerating and Air -Conditioning Engineers and
The Illuminating Engineering Society publication ASHRAE/IES 90.1-1989. The code
governing energy conservation in residential occupancies is an amended version of the
1995 edition of the Model Energy Code. Copies of the FCNREC and packets for
documenting compliance with the commercial and residential energy conservation
codes are available from the building inspection office. The standard for accessible
design for the physically disabled is the Council of American Building Officials and
American National Standards Institute publication CABO/ANSI Al17.1-1992 titled
Accessible and Usable Buildings and Facilities. A copy of local amendments to the
codes are available from the building inspection office.
Staff Contacts
For questions pertaining to commercial construction projects please contact Sharon
Getz by telephone at 970.221.6760 or by E-mail at sgetz@ci.fort-collins.co.us. For
questions pertaining to residential construction call Dick Valdez at 970.221.6760.
Submittals
Two complete sets of construction documents and a completed City building permit
application form should be submitted for each building. A presubmittal meeting i"s
recommended for new construction, additions or substantial alteration of commercial
buildings. The city's building permit covers the work of the general contractor and
subcontractors such as electricians, plumbers and mechanical installers. Separate
permits need not be obtained by the subcontractors. General contractors must hold a
valid license from the City prior to obtaining permits or performing work. Subcontractors
are registered or licensed by the City depending on trade. Please contact the
contractor licensing secretary at 970.221.6767 with questions regarding contractor
licenses.
281 North College Avenue - PO. Box 580 + Fort Collins, CO 80522-0580 + (970) 221-6760
29
tached, and I recommend that you contact me to set up a meeting to
further discuss staff's position regarding the LIE zone district.
e) Please contact Ann Watts, the
6376, regarding the affordable
available for such projects.
affordable housing planner, at 221-
housing portion and the programs
f) Once the rezoning request has been to a hearing by the City Council,
you may submit a Overall Development Plan. As this project is a sub-
stantial size and will be completed in more than two project develop-
ment plans, and ODP will be required.
g) Please contact Carol Tunner or Karen McWilliams regarding the John-
son Farmhouse site and any regulations that may be imposed by the
City's Landmark Preservation Commission.
h) A neighborhood meeting will be required. Please contact me when
you are ready to proceed with the scheduling of that meeting.
Please contact Rob Wilkinson or Leanne Harter at 221-6750 if you have
questions about these comments.
28
of this park. Currently, we are in the design phase (1998) for this park,
and anticipate that construction will begin in 1999.
b) The Land Use Code (in the LMN zone district) requires that all units
must be within 1/3 mile distance to a park. In some areas of the pro-
posal, it appears as if it may be difficult to comply with this require-
ment. Therefore, you may need to provide open space and/or park fa-
cilities that comply with the requirements of the Code.
c) The average park fees are as follows: neighborhood park fee-
$955/unit; and community park fee-$1,002/unit. This fees are based
upon the square footage of the units.
10.The Current Planning Department offers these following comments:
a) Rob Wilkinson, Environmental Planner with the Current Planning De-
partment, offered the following comments:
• We would like to see the channel be created and remain as more
of an open corridor. This may mean the acquisition of some lands
along the channel.
• There do appear to be some opportunities for creating wetlands,
and we encourage you to talk with Stormwater Utility for the design
and to keep the Natural Resources Department involved in the
process.
• It may be necessary to do a site visit to further discuss the channel.
b) You will need to submit an A.P.O
for notification of affected owners.
notification for the proposal.
(a list of affected property owners)
Included with this letter is an area of
c) The request to rezone the property will be weighed against City Plan,
including the City Structure Plan. Following the conceptual review
meeting, I brought this issue forth to the Growth Management Lead
Team. The direction given at that meeting was that the Urban Estate
designation on the City Structure Plan was based upon a number of
factors (including the Poudre River plan/study currently underway
which anticipated lower densities to "feather' out to the River), and it is
unlikely that staff could support a request to zone this area something
other than the UE zone district. The recommendation was made to
contact Tom Shoemaker to discuss the possibility of acquisition of this
property. It was mentioned that there are mine reserves located be-
neath the area designated as affordable housing that could limit de-
velopment activities.
d) As the property is currently zoned T and CSU, you may submit a re-
quest for rezoning at any time. The submittal requirements are at-
27
Please contact Tim Blandford at 221-6750 if you have questions about
these comments.
8. Transportation Planning offered the following comments:
a) Once a TIS is prepared and reviewed as part of the submittal, addi-
tional comments may be forthcoming. The TIS needs to address other
modes of transportation in addition to vehicles.
b) We will need to coordinate and engage in further discussions with
Stormwater Utility regarding trail connections along the channel.
c) Please provide pedestrian connections to the church site.
Please contact Kathleen Reavis at 221-6140 if you have questions on
these comments.
9. The Advance Planning Department offers the following comments:
a) Please show the edge of the bluff on any plans. There was a decision
regarding the designation of UE on the City Structure Plan. The re-
zoning proposal does not include the UE zone district. Staff will need
to further discuss this proposal.
Please contact Clark Mapes at 221-6376 if you have questions on these
comments.
10. The Poudre Fire Authority offers the following comments:
a) Fire hydrants will be required spaced at 300' (600' on center) for com-
mercial development.
b) Any buildings 5000 square feet or greater will be required to be fire
sprinklered or fire contained.
c) For the residential component, if streets are 24'-36' wide, hydrants will
be required to be spaced at 600' intervals. If streets are wider, the hy-
drants may be spaced 800' apart.
Please contact Ron Gonzales at 221-6570 if you have questions on these
comments.
10.The Park Planning Department offers the following comments:
a) The nearest neighborhood park to the development proposal is Case
Park. Any fees collected from the proposal will go to the maintenance
24i
30').
c) Stormwater master plan improvements may affect the routing of sani-
tary sewers on the project.
d) A repay will be due on the 24" water main in Drake and south of
Drake.
e) The water conservation standards for landscape and irrigation will ap-
ply to the development of this site.
f) Plant investment fees and water rights will be due at building permit
(except for qualified affordable housing projects.)
Please contact Roger Buffington at 221-6854 if you have questions about
these comments.
5. The Engineering Department offered the following comments:
a) The street oversizing fee is varied for the number of different land
uses. These fees are based on trip generation. Please contact Matt
Baker for more information on the applicable street oversizing fees.
b) A Transportation Impact Study (TIS) will be required. Please contact
Eric Bracke to schedule a scoping meeting.
c) Improvements will be required along Drake Road, Timberline Road,
and County Road 9 to the current street standards. In addition, any
required intersection improvements to Drake and Timberline Roads will
be required.
d) You will be required to construct bridge crossings.
e) We will examine access locations in order to determine if they are lo-
cated at feasible locations. You will be required to provide connec-
tions to the First Assembly of God site (they have two (2) connections
to the north.)
f) You will be required to provide sidewalks to connect to the nearest im-
proved streets.
g) Utility plans and a development agreement will be required.
h) You may need to dedicate ROW on Timberline, Drake and County
Road 9.
ZS
f) The Poudre River Land Use Plan identifies the land below the bluff to
be left natural and not developed. Please refer to that plan and ad-
dress the issue.
g) A sanitary sewer was abandoned to some CSU buildings and is in our
agreement. The sanitary sewer does still stub into the site.
h) The CSU access road culvert was designed to pass the 100 year flow
rate so the culvert would need only to be lengthened for street width.
i) The Fossil Creek Inlet Ditch or any other lateral owners will need to
approve the drainage plans.
Please contact Glen Schlueter at 221-6589 if you have questions about
these comments.
3. Light and Power offered the following comments:
a) There is existing power at the corner of Timberline and Drake as well
as Horsetooth and CR 9. Service will come from one or both of these
areas. Given the distance to the affordable housing site in the north-
east corner of the proposal, there may be some problems getting
power further into the site. In order to get all the power in, it will be
necessary to develop and improve the roads. It may be possible that
Light and Power will accept a "no fault" letter submitted to the depart-
ment that states to the effect that the developer is responsible for all
costs.
b) Normal development charges and policies will apply.
Please contact Bruce Vogel at 221-6150 if you have questions about
these comments.
4. The Water and Wastewater Departments offered the following comments:
a) The existing mains are as follows:
Water: 16" in Timberline; 24" in Drake for the west 3/a mile;
12" in Drake for the east 1/a mile; 24" through the east
portion of the site in a north/south direction.
Sewer: 24/27" through the east portion of the site
in a north/south direction (parallel to the 24" water
main); 18/24" in Drake Road.
b) You will be required to maintain the easements for the large water and
sewer mains through the site (minimum widths: water-20' and sewer-
M.
• The possibility of rebates of waives associated with the affordable housing
component of the project.
COMMENTS:
1. The Zoning Department offered the following comments:
a) The property is located in the T-Transition zone district and CSU prop-
erty. A request for rezoning must occur prior to approval of any devel-
opment application. Both the NC and MMN zone districts include
block standards and requirements, and the LMN zone district requires
a minimum of three housing types as well as a maximum density of
eight (8) dwelling units per acre overall.
b) Handicapped parking must be provided for any commer-
cial/office/multi-family uses.
Please contact Jenny Nuckols at 221-6760 if you have questions about
these comments.
2. The Stormwater Utility offered the following comments:
a) The site is located within the Foothills basin where the new develop-
ment fees are $6,525/acre which is subject to the runoff coefficient re-
duction.
b) The standard drainage and erosion control reports and plans are re-
quired and they must be prepared by a professional engineer regis-
tered in Colorado. A site this size needs to be modeled using a
SWMM model. The overall model is available for the consultant to
use. Modification of the easement will require HEC-2 and possibly
other models to assure the drainage system does not negatively im-
pact other properties.
c) The Pinecone PUD reports need to be reviewed in conjunction with the
drainage submittal.
d) The North Tributary Outfall easement must also be maintained and the
outfall may need to be built with this development. The "Affordable"
area is the first proposed area to develop so close coordination with
Stormwater Utility is necessary. We may be building it during next
year's construction season.
e) The Foothills Channel was designed to have thc:. "natural" prairie
theme so Stormwater is supporting that theme and would not allow a
path to be built in the channel area.
23
CONCEPTUAL REVIEW STAFF COMMENTS
City of Fort Collins
MEETING DATE: May 4, 1998
ITEM: Proposed Rezoning and Development of the Former Rigden
Farm (CSU Experimental Farm)
APPLICANT: Fred Haberecht
Jim Sell Design
153 West Mountain Avenue
Fort Collins, Colorado 80524
LAND USE DATA:
Request for rezoning of the CSU Environmental Farm located at the southeast
comer of Drake Road and Timberline Road. The requested zone districts are
NC, MMN, and LMN. The proposed land uses include the following: Commer-
cial (25 acres); Office Park (8 acres); Multi -Family (20 acres); Single -Family
Residential (86 acres); Patio/Town Homes (14 acres); Patio Homes (7 acres);
Community Center; and Affordable Housing (80 acres). The size of the entire
proposal is approximately 228 acres, with a proposed 1,100 + dwelling units (of
which, approximately 400 would be affordable).
The development proposal would be phased, and the applicant proposes to be-
gin with the affordable housing component, located at the northeast of the site.
There are a number of additional issues identified by the applicant at conceptual
review, including the following:
• The relocation of CR 9 and improvements associated with this development
to the road as well as the bridge improvements.
• The possibility of creating a series of lakes and wetlands associated with the
Fossil Creek Reservoir Inlet as well as the storm drainage channel that
crosses the property from west to east. The applicants propose to turn the
channel into a natural resources area and examine the possibility of obtaining
water year -around in the site.
• Whether the City has an interest in the possible acquisition of property at the
northeast corner of the site.
• The timing of improvements along Drake Road, Timberline Road, and the
intersection of the two. The applicant proposed a second access to the af-
fordable housing site to remain as gravel temporary.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. I:O.Box 580 Fort Collins, CO80522-0580 (970)221-6750
CURRENT PLANNING DEPARTMENT
22
CommL _ty Planning and Environmental ,_`rvices
Current Planning
City of Fort Collins
May 11, 1998
Fred Haberecht
Jim Sell Design
153 West Mountain Avenue
Fort Collins, Colorado 80524
RE. Conceptual Review Comments for Proposed Rezoning and
Development of the Former Rigden Farm (CSU Experimental Farm)
Dear Fred:
For your information, attached is a copy of the Staff's comments regarding the
Proposed Conceptual Review Comments for Proposed Rezoning and Develop-
ment of the Former Rigden Farm (CSU Experimental Farm) presented before the
Conceptual Review Team on May 4, 1998.
The comments are offered informally by Staff to assist you in preparing the de-
tailed 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.
Sincerely,
Leanne A. Harter, AICP
City Planner
xc: Dave Pietenpol, Project Manager, Wheeler Commercial Property
Services, LLC, 149 West Harvard, Suite 401, Fort Collins, Colorado
80525
Patricia P. Kroetch, P.E., Project Manager, JR Engineering, Ltd., 2620
East Prospect Road, Suite 190, Fort Collins, Colorado 80525
Eric Bracke
Stormwater Utility/Glen Schlueter
Project Planner
File
281 North College Avenue • l'O. licit 580 • Fort Collin,, CO 80522-05811 • (970) 221-0750 • FAX (970) 416-2020
021
Conceptual Review Letter - December 16, 1998
Explanation of how issues have been addressed:
Transportation Coordination comments, Sheri Wamhoff:
a) The additional street widths to accommodate bicycles will be acceptable.
b) The Connector Streets with additional width will be striped, this will need to be part of a
striping plan and constructed at the developers cost.
c) The Developer will ask for a modification to change the street width associated with alley's
and multi -family dwelling units.
d) Neck downs will be constructed at the proposed intersections to meet the City's and Poudre
Fire Authority's Standards.
e) The first access road east of Timberline Road on Drake Road will be a right -in and right -out.
f) The access into the commercial corner block of Drake Road has been eliminated.
g) The developer has contacted the Flatiron Corporation to resolve the existing County Road 9
classification. This is an issue that will need to be resolved between the City of Fort Collins
and the affected property owner - the Flatiron Corporation.
E:\DWG\V 1841\1841 ODP020199.DOC 20
e) The developer is working with Ann Watts on the affordable housing portion of the
development.
f) It is now OK to submit ODP.
g) The developer is working with the City's Landmark Preservation Commission to resolve the
issue of the relocating the Johnson Farmstead. There have been three (3) meetings to date.
h) Two (2) neighborhood meetings have been held to date, November 12, 1998 and January 20,
1999.
Conceptual Review Additional Comments — June 19, 1998
Explanation of how issues have been addressed:
1. Stormwater Utility additional comments:
a) The Developer is actively working with Stormwater Utility Staff (Susan, Link, and Glen) and
the adjacent property owner — t he Flatiron Corporation to resolve development and drainage
issues associated with the Foothills Basin Channel. There will be additional ponds and
wetlands in the proposed buffer areas. The Spring Creek Farm property has two (2) acre feet
of irrigation water that will be available for this project.
b) The developer has researched the water rights on the drainage water.
c) No high fencing will be allowed along the Foothills Channel. This will be written into the
Home Owners Covenants.
d) The developer has verified the land use proposed matches the assumptions used for calculating
the channel design flows, proposed detention will meet design flows. The Developer's
Engineer is working with Stormwater Utilities and will prepare a completed Drainage Study
that addresses the all drainage needs with the proposed land uses.
2. Karen McWilliams, Preservation Planner comments:
a) The developer is working with the City's Landmark Preservation Commission to resolve the
issue of the relocating the Johnson Farmstead. There have been three (3) meetings to date.
Conceptual Review Letter — September 11, 1998
Explanation of how issues have been addressed:
1. Current Planning comments:
a) Additional buffer has been provided for the cul-de-sac adjoining Lots 47-48 of Dakota Ridge.
A connection across the Foothills Channel has been determined by City Staff and Developer to
not be needed at this location. The developer will provide a pedestrian crossing at a location
south of the First Assembly of God site to access the High School.
b) The Developer will ask for a modification to change the street width associated with alley's
and multi -family dwelling units.
c) County Road 9 has been realigned as per the City's request.
d) The developer is working with the City's Landmark Preservation Commission to resolve the
issue of the relocating the Johnson Farmstead. There have been three (3) meetings to date.
e) Zoning has been approved by City Council, January 5, 1999.
EADWG\V 1841\1841ODP020199.DOC 19
f) Plant investment fees and water rights will be paid at application for building permits, except
for qualified affordable housing projects.
5. Engineering comments:
a) Street oversizing fees will be paid by developer as per agreement with Matt Baker, dated
10/20/98.
b) A Transportation Impact Study has been completed and is part of submittal package.
c) Developer will improve Timberline Road, Drake Road, and County Road 9 as per agreement
with Matt Baker, dated 10/20/98.
d) Developer will construct box culvert crossings across the Foothills Channel. All off -site
bridge improvements for the Arterial Roads shall be as per Letter of Understanding with Matt
Baker, date 10/20/98.
e) Developer will provide 2 connections, at our preferred locations, to the First Assembly of God
Church site. The Developer is working with the First Assembly of God Church to coordinate
the alignment between the two.
f) Developer will provide sidewalks to connect to the nearest improved streets.
g) Utility plans and a development agreement will be provided.
h) Developer is actively working with Matt Baker to resolve the issue of dedicating Right -of -Way
on Timberline Road, Drake Road, and County Road 9.
6. Transportation Planning comments:
a) The Traffic Impact Study has addressed other modes of transportation other than vehicles.
b) Developer is working with Transportation, Natural Resources, and Stormwater Departments
on trail location in the proposed buffer along the Foothills Basin Channel.
c) Pedestrian connections to the First Assembly of God site will be provided.
7. Advance Planning Comments:
a) The edge of the bluff has been shown on the plans. The issue of UE has been resolved with
City Council, January 5, 1999.
8. Poudre Fire Authority comments:
a) Fire hydrants will be spaced at 300' (600' on center) for commercial development.
b) All buildings 5000 square feet or greater will have fire sprinklers or fire contained.
c) Fire hydrants will be spaced at 600' intervals on all residential streets 24'-36' wide, and on all
other wider streets hydrants will be spaced at 800' intervals.
9. Park Planning Department comments:
a) All park fees will be collected and will go to the maintenance of Case Park, which the City
will begin construction in 1999.
b) All residential dwelling units will be within a 1/3 mile distance, measured along the roads and
pedestrian paths, to a park.
c) Park fees will be paid, at current rate, at time of building permit. The current rate today is:
$955/unit for neighborhood park. and $1,002/unit for community parks.
10. Current Planning Department comments:
a) The developer is working with the Natural Resource, and Stormwater Departments to
preserve, protect and enhance the Foothills Basin Channel.
b) An APO list has been submitted with this submittal package.
c) The UE issues has been resolved with City Council, January 5, 1999 during establishment of
zoning.
d) Zoning has been approved.
E:\DWG\V 1841\1841ODP020199.DOC 18
ATTACHMENT II
Conceptual Review Letters
and explanation of how issues have been addressed
Conceptual Review Letter - May 11, 1998
Explanation of how issues have been addressed:
1. Zoning Department comments:
a) Zoning has been approved by City Council, January 5, 1999.
b) Parking for `people with disabilities' will be provided for all commercial, office, and multi-
family uses.
2. Stormwater Utility comments:
a) Developer will pay the Foothills Basin Development Fees of $6,525/acre which are subject to
the runoff coefficient reduction.
b) Standard Drainage and Erosion Control reports and plans have been developed by a
professional engineer that is currently registered in Colorado.
c) The Pinecone PUD reports have been reviewed.
d) The Developer. is actively working with Stormwater Utilities staff (Link, Susan, Glen) to
resolve the North Tributary Outfall easement.
e) The Foothills Channel will have an average `natural prairie' buffer of 100'. No trail will be
built in the Channel area. A trail will be located in the buffer area away from the Channel.
f) To meet the intent of the Poudre River Land Use Plan, which is not complete, the Developer
has provided an area of 20+ acres to be zoned River Corridor. This area will provide a
buffer between the proposed development and the Poudre River Corridor. It will be enhanced
with ponds and wetlands. This was resolved with the approval, by City Council, of Zoning
with the condition to limit the number of dwelling units below the slope.
g) A complete Sanitary Sewer System will be designed by a registered Engineer and approved by
Roger Buffington.
h) The existing CSU access road culvert in the Foothills Channel has been designed to pass the
100 year flow rate and will be lengthened to accommodate the proposed street width.
i) The Developer will submit drainage plans to Fossil Creek Inlet Ditch, the Box Elder Ditch,
Flatiron Corporation, and other lateral owners for their review and approval.
3. Light and Power comments:
a) Service to the site - noted.
b) Developer will pay normal development charges and work within the current policies.
4. Water and Wastewater Department comments:
a) Existing mains - noted.
b) The large water and sewer easement through the site will be maintained (min. widths: water-
20' and sewer-30'). The 20' water easement will be apart of the 30' sewer easement.
c) Preliminary sanitary sewer plans have addressed the potential proposed Stormwater master
plan improvements conflicts. See 2-d & 2-g.
d) A repay will be due on the 24" water main in Drake Road and south of Drake Road. Noted
e) This development will use the City of Fort Collins water conservation standards for landscape
and irrigation systems.
E:\DWG\V 1841\1841 ODP020199.DOC 17