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HomeMy WebLinkAboutRIGDEN FARM FILING 18 - PDP/FDP - FDP140011 - CORRESPONDENCE -Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com April 15, 2014 Larry Buckendorf Journey Homes, LLC 7251 W. 20th Street Greeley, CO 80634 Re: Rigden Farm, Filing Six - Replat Description of project: This is a request from multiple lot owners in Rigden Farm, Filing Six to replat lots located generally along Exmoore Lane between Porter Place and Des Moines Drive. The subject lots were originally-approved and are being constructed as either two-family (duplex) or multifamily (triplex) units. The replat would create additional lots so these uses can be converted and sold as single-family attached units in the future. The site is located in the Low Density, Mixed-Use Neighborhood (L-M-N) Zone District. The replatting is subject to Administrative (Type 1) review. 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, Ryan Mounce, at 970-224-6186 or rmounce@fcgov.com. Comment Summary: Department: Zoning Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com 1. Essentially these units will become single family attached units from duplex dwelling units. Some of the proposed lots, particularly the non-rectilinear shaped lots, will probably need to have shared access easements platted since the abutting property owners will be sharing portions of the driveways for access and egress. 2. No other comment at this time. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in this area were included in the Rigden 6th Filing Utility Plans. 2. City Code currently requires each property (i.e. separate lot) to have separate water and sewer services. Possible revisions to this requirement are being discussed. 3. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards 4. Development fees and water rights will be due at building permit. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 1. Splitting the lots into single family attached lots does not trigger any Stormwater requirements unless there is a proposed change in the grading. The site has begun the Overall Site Certification process and there is an escrow to allow additional building permits. So I don’t see a need to modify the Development Agreement but it will require a separate grading certification for each building permit. Department: Environmental Planning Contact: Kate Rentschlar, 970-224-6086, krentschlar@fcgov.com 1. Please be aware, the creation or enforcement of covenants that prohibit or limit xeriscape or drought-tolerant landscapes, or that require primarily turf-grass are prohibited by both the State of Colorado and the City of Fort Collins. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@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. 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 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. Triple street cut fees will apply for any needed street cuts. 4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. 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 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. 7. Revisions to the existing utility plans will be required for any changes in utility services or lot grading details that are needed. 8. The existing development agreement will probably work, but if any changes are needed we can do an amendment to the development agreement. The plat needs to contain a note indicating that the Rigden Farm 6th Filing development agreement and all amendments shall apply to this property. 9. An excavation permit will be needed if there are any street cuts, sidewalk or curb work that are needed for this proposal. Department: Electric Engineering Contact: Justin Fields, 970-224-6150, jfields@fcgov.com 1. System modification charges will likely apply and the development charges will change. Contact Light and Power Engineering, 970-221-6700, to review these changes. Current Planning Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com 1. Brief summary of process: Per note 22 on the Rigden Farm, Filing Six Site Plan, each two-family or multifamily lot requires an approved minor amendment prior to the issuance of a building permit (minor amendments currently in-process). This replatting and the creation of additional lots for single-family attached units is to be processed as an Administrative (Type 1) review. 2. To the extent possible, it would be beneficial to have all interested lot owners submit for the replatting together, to reduce duplicative work and save time. 3. TRAFFIC OPERATIONS: We need a clear count of how many duplex units are converting to how many single family units. 4. TRAFFIC OPERATIONS: Please provide what most recent traffic study addresses these lots. 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. 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. 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. 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. 9. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 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. 11. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750.