HomeMy WebLinkAboutLAGRANGE @ RIGDEN FARM REPLAT - MAJOR AMENDMENT - MJA130005 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
June 20, 2013
George Shock
Northern Engineering
200 S College Ave #10
Fort Collins, CO 80524
Re: Lagrange at Rigden Farm Replat
Description of project: This is a request to convert existing condo lots (# 1, 3, 4, 5, 7, 10 & 15) of Rigden
Farm Second Filing into single family attached lots, keeping all existing infrastructure, utilities, paving and
parking from the Rigden Farm Second Filing. The lots are located in and near Rockford Drive near the
intersection with Limon & Des Moines Drives. The lots are located in the Low Density Mixed-Use
Neighborhood Zone District.
Please see the following summary of comments regarding the project request referrenced above. The
comments offered informally by staff during the Conceptual Review will 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 have any questions regarding these comments or the next steps
in the review process, you may contact the individual commenter or direct your questions through the Project
Planner, Courtney Levingston, at 970-416-2283 or clevingston@fcgov.com.
Comment Summary:
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com
1. A replat is reviewed through a Type 1 review and can not be approved through a Minor Amendment.
Land Use Code (LUC) 4.5(D)(1)(b) In the LMN zone district the maximum density requirement for a
development project is 9 units an acre. It appears that is development project will exceed that and will
require a modification. Staff would support such modification based on the current development the
same number of units could be built.
Response: Acknowledged. We’ll submit as a PDP
2. LUC 3.2.1 A landscape plan is required.
LUC 3.2.2(K)(1)(a) Attached dwellings are required off street parking based on the number of bedrooms.
Plans will need to indicate the number of units and bedroom per units and provide adequate parking.
Response: Acknowledged and plans submitted.
3. LUC 3.2.4 A lighting plan is required for off street parking areas.
Response: Acknowledged and plan submitted.
4. LUC 3.5.2(D)(2) Front setback on a nonarterial street is 15ft
LUC 3.5.2(D)(3) Side setback is 6ft , cornerside is 15ft
LUC 3.5.2(D)(3) Rear setback 8ft.
Response: Acknowledged
5. By definition of attached single-family no modification is necessary to the side setback of the attached
sides.
Response: Acknowledged
6. We will need a site plan.
Response: Acknowledged and plans submitted
7. We will also need elevations for each building type.
Response: Acknowledged and elevations submitted
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
1. Water mains, sanitary sewers, domestic water/sewer services and some fire lines for the replat area
are existing. If changes to the services or if additional fire lines are needed, the utility plans will need
to be revised.
Response: A utility plan has been provided showing existing utilities. No utility changes are anticipated.
2. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
Response: Acknowledged
3. Development fees and water rights will be due at building permit.
Response: Acknowledged
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
1. Considering the description of proposal on the application there will not be any changes to the
infrastructure so I interpret that to mean that the drainage and grading will remain the same. If this is a
correct understanding the only thing that is needed for the Stormwater requirements is a letter stating
that. It can be as simple as stating it in the project objectives. At the conceptual review meeting it was
confirmed that the building footprints were remaining the same. It did sound like the landscaping my
change. If there are any changes in grade, a revised grading plan is needed since the approved
grading plan will be the one an engineer will use for comparison on the grading certification.
Response: A revised Grading plan and a letter have been provided.
2. The Stormwater Utility anticipates that City Council will be approving new Low Impact Development
(LID) requirements that will go into effect mid-March, 2013. Please contact Basil Hamdan at 224-6035
or bhamdan@fcgov.com for more information. The present draft requires that 50% of the new
impervious area must be treated by an LID method and 25% of new parking lots must be pervious. I
don't anticipate that this change will trigger this new requirement but the applicant should verify this by
contacting Basil Hamdan. He may want justification to document why this is in compliance with the
LID requirements.
Response: Acknowledged
3. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.ft.) for new impervious
area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.ft.) review fee. No fee is charged for
existing impervious area. These fees are to be paid at the time each building permit is issued.
Information on fees can be found on the City's web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow
required before the Development Construction permit is issued. The amount of the escrow is
determined by the design engineer, and is based on the site disturbance area, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Manual.
Response: Acknowledged
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE LANES –
Fire Lanes shall be provided for every facility, building or portion of a building when any portion of the
facility or any portion of an exterior wall of the first story of the building is located more than 150 feet
from fire apparatus access, as measured by an approved route around the exterior of the building or
facility. The fire code official is authorized to increase the dimension of 150 feet if the building is
equipped throughout with an approved, automatic fire-sprinkler system. 2006 International Fire Code
503.1.1
Response: Acknowledged
2. FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria
already contained in relevant standards and policies, any new fire lane must meet the following general
requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Be visible by painting and signage, and maintained unobstructed at all times.
Response: Acknowledged
3. WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy. Commercial
requirements: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300
feet to the building, on 600-foot centers thereafter. 006 International Fire Code 508.1 and Appendix B
Response: Acknowledged
4. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS
An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be
provided throughout all buildings with a Group R (Residential) fire area. Exceptions: Detached one and
two-family dwellings and multiple single-family dwellings not more than three stories above grade plane
in height with a separate means of egress. 2006 International Fire Code 903.2.7
Response: Acknowledged
5. PREMISE IDENTIFICATION
New and existing buildings shall be plainly identified. Address numbers shall be visible from the street
fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting
background. 2006 International Fire Code 505.1
Response: Acknowledged
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
1. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1
(E)(2)(3), requires that you use native plants and grasses in your landscaping or re landscaping and reduce
bluegrass lawns as much as possible.
Response: Acknowledged
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Baker at 224-6108 if you have any questions.
Response: Acknowledged
2. The City’s Transportation Development Review Fee (TDRF) is due at the time of submittal. For
additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php
Response: Acknowledged
3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks,
curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced
or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of
completed improvements and/or prior to the issuance of the first Certificate of Occupancy.
Response: Acknowledged
4. Please contact the City’s Traffic Engineer, Joe Olson (224-6062), and the Transportation Planning
Department (416-2040) to schedule a scoping meeting and determine if a traffic study is needed for this
project.
Response: Acknowledged
5. Any public improvements must be designed and built in accordance with the Larimer County Urban
Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Response: Acknowledged
6. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. It needs to be ensured that all lots have frontage on either right-of-way or access easement.
Response: Acknowledged
7. Utility plans or revisions to existing utility plans may be required for this project.
Response: Acknowledged
8. A Development Agreement, or amendment to the previous development agreement may need to be
done with this project. Alternatively, a note may be required on the replat stating that the development
agreement for the previously approved and partially built project, will apply to this replat.
Response: Acknowledged
9. A Development Construction Permit (DCP) and/or excavation permit may need to be obtained prior to
starting any work on the site. If separate utility services are required, the City’s street cut fees will apply.
Response: Acknowledged
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
1. The primary, transformers and secondary stubs have all been installed per the approved plans. Any
relocation or modification to the existing electric facilities will be at the owners expense. Contact Light &
Power Engineering @ 970-221-6700 to discuss any changes or modifications to existing electric facilities
and costs associated with.
Response: Acknowledged
Current Planning
Contact: Courtney Levingston, 970-416-2283, clevingston@fcgov.com
1. This project is considered to be a phase of Rigden Farm and will be reviewed against the 12 units per
acre maximum density of the LMN district. The 12 units per acre should be looked at based on the total
number of units over the whole second filing. It is understood that the Rigden farm ODP allows for the
11.2 DU/Acre based on the note. Staff was unable to tell based on the information submitted what the
change in gross and net density would be based on the increased units over the whole Rigden Farm
Second Filing PDP. At time of submittal, please call the gross and net density out on the plans.
Response: Acknowledged
2. We will need to see elevations of all four sides of each of the townhome buildings as we will need to
ensure that the new buildings comply with the standards of Article 3, General development standards.
Please note 3.5.2(B) Housing Model Variety. Any development fewer than 100 single-family (attached or
detached) units must have three different model types.
Each housing model shall have 3 characteristics that easily, obviously and clearly distinguish it from
other housing models including roof lines, footprint, building face, materials.
When you apply, you are required to clearly illustrate (call out) how you comply with this standard.
Response: Three different buildings are planned in this development; these include a 4 unit building, 6 unit
building and an 8 unit building.
3. Please note the regulations contained in 3.8.15, Housing Model Variety. This provision states that, "An
applicant for a Building Permit for a single-family or two-family dwelling shall affirm and certify in the
application that the dwelling which is the subject of the Building Permit does not adjoin a lot with the
same housing model, if on the same block face."
Response: N/A. All buildings are 4 units or greater
4. Staff has questions regarding if the multi-family was required to satisfy LMN District's (Section
4.5(D)(2)) requirement of different housing types. This standard also states that a single housing type
shall not constitute more than 80% or less than 5% of the total # of units.
Response: Yes, it satisfies this requirement
5. The proposed development project is subject to a Type 1 review and public hearing, the decision
maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development
request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to
have one to notify your neighbors of the proposal, please let me know and I can help you in setting a
date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback
and avoid potential hiccups that may occur later in the review process.
Response: At this time no neighborhood meeting is requested
6. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color
coded flowchart with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
Response: Acknowledged
7. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code
(LUC), including Article 3 General Development Standards. The entire LUC is available for your review
on the web at http://www.colocode.com/ftcollins/landuse/begin.htm.
Response: Acknowledged
8. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of
Standard Request will need to be submitted with your formal development proposal. Please see
Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard.
Response: Acknowledged. No modifications are requested.
9. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Response: Acknowledged
10. The request will be subject to the Development Review Fee Schedule that is available in the
Community Development and Neighborhood Services office. The fees are due at the time of submittal of
the required documents for the appropriate development review process by City staff and affected
outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at
time of submittal.
Response: Fees are submitted
11. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Response: Acknowledged
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that the
new commercial or multi-family projects are on track to complying with all of the adopted City codes and
Standards listed below. The proposed project should be in the early to mid-design stage for this meeting to
be effective and is typically scheduled after the Current Planning conceptual review meeting.
Applicants of new commercial or multi-family projects are advised to call 416-2341 to schedule a
pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be
able to discuss code issues of occupancy, square footage and type of construction being proposed.
Response: Acknowledged
Construction shall comply with the following adopted codes as amended:
2009 International Building Code (IBC)
2009 International Residential Code (IRC)
2009 International Energy Conservation Code (IECC)
2009 International Mechanical Code (IMC)
2009 International Fuel Gas Code (IFGC)
2009 International Plumbing Code (IPC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2003.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2009 IRC Chapter 11 or 2009 IECC Chapter 4
2. Multi-family and Condominiums 3 stories max: 2009 IECC Chapter 4.
3. Commercial and Multi-family 4 stories and taller: 2009 IECC Chapter 5.
Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements
can be obtained at the Building Office or contact the above phone number.
Response: Acknowledged
City of Fort Collins
Building Services
Plan Review
416-2341