HomeMy WebLinkAboutRIGDEN FARM (CSU) ZONING - 56-98/A - CORRESPONDENCE -Lean_..___—_— Pa e 1 '
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From:
Michelle Becker
To:
Leanne Harter
Date:
Wednesday, May 20, 1998 11:08AM
Subject:
Rigden Farm
Hi Leanne
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
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Poudre Ridge
Concept Plan
Fort Collins, Colorado
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e. We are planning to detain site water in the lake system to be constructed along the Fossil Creek Inlet
ditch. Is there any problem with this?
3. Given that we plan to begin the project with the affordable housing portion, we would ask that the city
allow Drake Road to function in its current state of improvement until some future point and thus delay
our costs associated with the improvement of Drake Road.
4. Realizing that the City of Fort Collins has a policy regarding affordable housing, we look forward to
discussing waivers, grants, delayed payments, etc. for the following fees associated with the affordable
housing component of the project:
a. Street oversizing fees
b. Secondary service charge
c. Capital expansion fees
d. Water plant investment fee
e. Raw water requirements
f. Sewer plant investment fee
g. Storm drainage fees
h. Parkland fees
i. Permit & plan check fees
5. We have two challenges with the west -to -east running storm drainage channel:
a. We would like to improve the system and make the channel a permanent water feature with
wetlands. We ask that the city provide water to do so.
b. We will need the city's cooperation with the placement of roads across the channel.
6. In our first phase of the affordable housing we will need temporary secondary access. We would like the
city's support to allow this temporary access to be gravel roads.
7. If, in the future, odor becomes a problem at the sewage treatment plant (located in the northeast corner
of Drake and C. R. 9), we would like the city's cooperation and commitment to mitigate the problem.
8. We would appreciate the city's support in securing any available local, state and federal grant funds for
affordable housing.
Thank you for your consideration and cooperation with these matters. We look forward to working with you to
provide the City of Fort Collins with a quality affordable project. We anticipate that the affordable housing
component will become a model for other cities.
Sincerely,
�< t , A�--
Dave Pietenpol
Project Manager
WHEELER
COMMERCIAL PROPERTY SERVICES, LLC
May 4, 1998
Current Planning Department
City of Fort Collins
281 North College
Fort Collins, Colorado 80524
(HAND DELIVERED)
Poudre Ridge (Formerly Rigden Farm)
228 acres
Greetings;
We appreciate the opportunity to talk to you about our Poudre Ridge project. We hope to develop a
quality project which will include homes ranging from $120,000 to $300,000+, along with some
multifamily dwellings.
Fort Collins remains a very desirable place to live and a lot of press has addressed the issue of
"affordable housing". In fact, we believe that the lack of affordable housing is the most serious
residential real estate issue in the city. Because of this, we plan to begin our project with the
development of homes which will sell for less than $125,000. As you are no doubt aware, providing
a nice home priced under $125,000 is a challenge! In order to accomplish this, we are asking for the
city's cooperation with a number of issues:
1. By starting this project with affordable housing in the northeast corner of the project, we
want to make sure that it will not be considered "urban sprawl".
2. The project anticipates relocating County Road 9 to the west side of the Fossil Creek Inlet
Ditch eliminating the need for two bridge improvements, and we need the city's help with the
following:
We would like the city to participate by sharing the cost of the realignment of C.R. 9.
b. We will need the city's cooperation with realignment of the flood easements along the
east side of the project.
c. We would like the city's support for the creation of the lake(s) and associated wetlands
along the Fossil Creek Inlet Ditch.
d. We know that the city has expressed a desire to purchase the northeast corner of the
project. We would like to know exactly what land the city wants and how much it is
willing to pay.
149 West Harvard, Suite 401 - Fort Collins, Colorado 80525 - Telephone (970) 225-9305 - Fax (970) 225-9709
City of Fort Collins
City of Fort Collins
Capital Improvement Expansion Fees
Effective January 1, 1998
Residential Capital Expansion Fees
Up to 701 to 1201 to 1701 to Over
700 Sq. Ft. 1200 Sq. Ft. 1700 Sq. Ft. 2200 Sq. Ft. 2200 Sq. Ft.
Community Parkland
$
580.00
$
859.00
$
1,002.00
$
1,147.00
$
1,404.00
Fire
$
78.00
$
111.00
$
130.00
$
149.00
$
181.00
General Governmental Services
$
99.00
$
140.00
$
_:. 165.00
$
190.00
231.00
Police
$
54.00
$
76.00
$
90.00
$
103.00
126.00
Library
$
143.00
$
211.00
$
247.00
$
282.00
$
346.00
Total Fees
$
954.00
$
19397.00
$
1,634.00
$
1,871.00
,$
2,288.00
Commercial and Industrial Capital Expansion Fees
Community Parkland
Fire
General Governmental Services
Police
Library
Total Fees
Commercial
Industrial
Per Sq. Ft.
Per Sq. Ft.
n/a
n/a
$ 0.16
$ 0.04
$ 0.17
$ 0.05
$ 0.11
$ 0.03
n/a
n/a
$ 0.44
$ 0.12
City of Fort Collins
Neighborhood Parkland Fee
Effective January 1, 1998
Residential Only
Up to 701 to 1201 to 1701 to Over
700 Sq. Ft. 1200 Sq. Ft. 1700 Sq. Ft. 2200 Sq. Ft. 2200 Sq. Ft.
$ 531.00 $ 787.00 $ 910.00 $ 1,041.00 $ 1,278.00
City of Fort Collins
Community Planning and Environmental Services
Building and Zoning Department
BUILDING PERMIT FEE SCHEDULE
Effective May 29, 1998
Building Fees:
Plan Check & Permit Fees — see separate schedule (Table 3-A 1982 UBC)
Neighborhood Parkland Fees:
Residential only. Based on square footage of the new building. Please see attached schedule.
City and County Sales/Use Tax:
3.65% on half of the total building valuation.
Street Oversizing Capital Expansion Fees:
Single Family Residence ........ $1,480.00
Duplex....................................$1,113.00
Townhouse .............................$ 901.00
Multi -Family Dwelling .......... $1,102.00
Apartment ...............................$ 948.00
Rates are PER DWELLING UNIT. For commerical rates, and further information contact Matt Baker at
(970)221-6605.
Water & Sewer Fees:
Plant Investment Fees -- schedules and further information available by contacting Mary Young at (970) 221-6681.
Stormwater Drainage Basin Fee:
Varies per drainage basin. For further information contact Jean Pakech at (970) 221-6589.
Electric Underground Secondary Service Charge:
150 AMPS or less .........................per Single Family Residence $416.00
200 AMPS or Electric Heat .........per Single Family Residence $494.00
Temporary Pedestal Service ......... per Single Family Res.(unattached) $100.00
Other development charges may apply. Contact Light & Power Engineering at (970) 221-6700.
Capital Improvement Expansion Fees:
Community Parkland
Fire
General Government Services
Police
Library
Based on square footage of the new building. Please see attached schedule.
Poudre School District Impact Fee
$484.26.............per residential dwelling unit
Thompson School District Impact Fee
$446.00.............per residential dwelling unit
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6760 • FAX (970) 224-6134
REZONINGS
(AMENDMENT TO TEXT OF LAND USE CODE AND/OR ZONING
MAP)
SUBMITTAL REQUIREMENTS
(1) Petition for rezoning (6 copies). The petition must contain the
following information:
(a) Name and address of applicant.
(b) Name and address of owner of subject property.
(c) Legal description of property to be rezoned (if amending the
zoning map).
(d) Existing text of Land Use Code and proposed language
amendments using strikethrough- (for proposed deletions)
and underline (for proposed additions) format (if text
amendment is proposed).
(e) Requested zoning classification and any conditions to be
voluntarily placed upon the rezoning (if amending the zoning.
map).
(2) Written justification of rezoning request addressing the review
criteria contained in Section 2.8.3(H) of the Land Use Code
(original and 5 copies).
(3) Application form (1 copy) and filing fee.
(4) Three lists of names and addresses of all owners of record of real
property within five hundred (500') feet (see Supplemental Notice
Requirements of Section 2.2.6 of the Land Use Code for further
information) of the property lines of the parcel of land for which the
overall development plan is proposed, exclusive of public right-of-
way. Two lists shall be typed on mailing labels (33 labels per
sheet), the other list shall be a reproducible copy of those labels.
Revised May 15, 1997 1
Community Planning and Environmental Services
Building Permits and Inspection Division
City of Fort Collins
Codes and Standards
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 is
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.
YY.Wwu
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6760
tached, and I recommend that you contact me to set up a meeting to
further discuss staff's position regarding the UE 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.
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. (a list of affected property owners)
for notification of affected owners. Included with this letter is an area of
notification for the proposal.
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-
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
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. -
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 comer 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 comerof-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-
• 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 the "natural' prairie
theme so Stormwater is supporting that theme and would hot allow a
path to be built in the channel area.
6aCONCEPTUAL 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
corner 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. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
CURRENT PLANNING DEPARTMENT
Community Planning and Environmental Services
Current Planning
City of Fort Collins.
E
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,
qk__Z�O
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
rile
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020