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HomeMy WebLinkAboutFRONT RANGE FARMS II - REZONING - 56-87A - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWCONCEPTUAL REVIEW STAFF COMMENTS of MEETING BATE: June 1, 1998 TEEM: Front Range Farms - Multi -Family Residential APPLICANT: Mr. Dale Snyder cto Mr. Tom Dugan, Pineca est Planning and Design, 4225 Westshore Way, Fort Collins, CO.80525, and Mr. Mark Obetuhmidt, Shear Engineering, 4836 South College Avenue, Fort. Collins, CO. 80525 LAND USE DATA: Request for approximately 200 duplex dwelling units (in 100 buildings) on 40 acres located on the eastern half of Front Range Farms at the northeast corner of I-25 and East Vine Drive. COMMENTS: 1. The site is currently zoned "I," Industrial which does not allow residential; A request to rezone the property would have to be submitted prior to submitting a Project Development. Plan. Rezoning requests are processed twice per year in the Spring and Fall. Rezonings will be evaluated by the guidance and criteria of the City's comprehensive plan known as City Plan. This includes a generalized land use map called Structure Plan which indicates that the subject property is "Industrial" and "Rural Open Lands and Stream Corridors." Therefore, a request to rezone to "Low Density Mixed -Use Residentiar' would not be supported by City Plan. As applicant, you would bear the burden of proof to demonstrate that Structure Plan is either in error or that conditions have sufficiently changed in order to warrant a change to the Structure Plan. lWaoreweriT 2. As you have acknowledged, the p does not have et sufficient contiguity � . att y this time to be considered eligible for The Land Use Code requires that at least one - sixth of the proposed development's boundaries must be contiguous to existing urban development within either the city or unincorporated Larimer County within the Urban Growth Area. If the development is a phase of an Overall Development Plan which complies with the contiguity requirement of this Section, and if all portions of the phase are within one-half mile of existing urban development, then the development phase need not comply with such requirement. A definition of "existing urbwl development" is provided in the Land Use Code Section 3.7.2 (ArticleThree, page 113). 3. An Overall Development Plan (O.D.P.)may be required in addition to a Project Development Plan (P.D.P.). If the applicant desires to develop in two or more separate Project. Development Plan (P.D.P.) submittals, then an Overall Development Plan (O.D.P.) will also be required prior to or concurrently with the P.D.P. Please refer to Section 2.3 (Article Two, page 33) for specific requirements for O.DP.'s. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 CURRENT PLANNING DEPARTMENT 4. If the project is to be submitted under the L-M-N zone district, then please note that there are certain development standards that apply to parcels greater than 30 acres. These ~` standards include such area as a small neighborhood park, garage placement, housing mix, neighborhood center, and street connectivity. The L-M-N zone district is described in the Land Use Code in Article Four, page 18. 5: Please note that the Land Use Code states that gated street entryways into residential developments shall be prohibited. 6. The site will be served by the City of Fort Collins Light and Power Utility. The nearest source of power is north of the Latimer and Weld Canal along the I-25 Frontage Road. In order to bring power to the site, easements must be obtained from the intervening property owners. 7. The developer's electrical contractor must complete the Commercial One ("C-1 ") Form to determine entrance capacity. The clubhouse will need an electrical transformer. This transformer must be accessible (within ten feet) to hard surface on one side for emergency change -out. Also, the transformer must be screened with landscaping or by an enclosure. The ultimate location of the transformer must be coordinated with Light and Power. Normal development charges will apply. For further information, please contact Monica Moore, 221-6700. 8. The site will be served water by the Easter Latimer County Water District (Elco). Please contact Webb Jones for further information. 9. The site will be served sanitary sewer by Boxelder Sanitation District. Please contact Dean Smith for firther information. 10. The site will be served by Poudre Fire Authority which requires that all exterior portions of all buildings must be within 150 feet of an approved fire access lane. If some structures are beyond 150 feet, then they must be equipped with an automatic fire extinguishing system. 11. Poudre Fire Authority will also require that fire hydrants be spaced on 600 foot centers and capable of delivering a minimum of 1,000 gallons per minute at 20 psi. This. pressure must be confirmed by Elco. 12. The site is located in the Cooper SloughBoxelder Creek Drainage Basin. There is no master drainage basin plan for this area because it is on the fringe of the city. For this reason, there is no storm drainage fee in this basin at this time and there are no existing drainage facilities to tie into. 13. The site is located very close to the Boxelder Creek 100-year floodplain. This is classified as a "no -rise" floodplain which limits development potential. Please contact Marsha Hilmes, Floodplain Administrator, 221-6589, for maps and further information regarding regulations in the floodplain. 14. At the time of submittal, the P.D.P. must include a Drainage Report, Grading and Drainage Plan, and Erosion Control Plan meeting the requirements of the Stormwater Utility. Storm flows must be treated to improve downstream water quality. The best management practice at this time is extended detention. The natural outf ill for storm flows is Boxelder Creek. Offsite drainage easements are required in order to convey storm flows across intervening property to get to Boxelder Creek. At the time of submittal for a P.D.P., a "Letter of Intent" from intervening property owners allowing storm flows to pass through their property must be delivered to the Planning Department. For further information or to set up a pre -submittal meeting, please contact Glen Schlueter, 221-6589. 15. Each dwelling unit will be assessed a Neighborhood Parkland Fee. This fee is based on square footage of the unit-. There are five categories ranging from $495 for -units under 700 square feet to $1,19.1 for units over 2,201 square feet. These fees are adjusted annually. Please contact Janet Meisel for an estimate of this fee based on unit size. 16. Each dwelling unit will be assessed the Residential Capital Expansion Fee. This fee is for library, community parkland, police, fire, and general governmental services capital needs. This fee ranges from $888 for units under 700 square feet to $2,131 for units over 2,201 square feet. These fees are adjusted annually. Please contact Carol Goff; 221-6760, for an estimate of this fee based on unit size. 17. Please keep in mind that the L-M-N rauirement for a small neighborhood park requires that it be at least one acre in size and shall be located within a maximum of one-third mile of at least 900/6 of the dwellings in the P.D.P. as measured along street frontage. Although the Code indicates that this park may be public or private, please be aware that the site is too remotely located on the city's fringe to qualify for a public park. There are other requirements for this park as stated in Article Four, page 27 of the Land Use Code. 18. Each dwelling unit will be assessed a Street Oversizing Fee. For duplexes, this fee is estimated to be $1,021 per unit. For an accurate estimate based on unit size and trip generation, please contact Matt Baker, 221-6W5. 19. A Traffic Impact Study (T.I.S.) will be required, This study must address all modes of travel including bicycle, pedestrian, and transit. In order to determine the scope of the T.I.S., please contact Eric Bracke, 221-6630. 20. Please be aware that the Land Use Code requires that development on the fringe improve the adjacent arterial street back to the nearest fully improved arterial. In this case, this would be the intersection of East Vine Drive and Summitview. (The project must be evaluated on its own in case Waterglen P.U.D. does not develop.) 21. Please be aware that the City and Colorado Department of Transportation (CDOT) are investigating a northeast truck bypass to connect I-25 to Ii'ighway 297. This may or may not include improving the I-25/East. Vine interchange. In either case, however, it is likely that right-of-way may be required along I-25 and East Vine for such improvements. This dedication, however, may be tied to development on the western portion of the property and not necessarily tied to the request for residential on the east portion. For further information on the truck bypass study, please call Eric Bracke, 221-6630. 22. In the northeast portion of the property, the development appears to come in close proximity to Boxelder Creek. Please be aware that there must be a minimum of 100 feet between the limits of development and the wedand/riparian zone of Boxelder Creek. For further -information, please refer to Section 3.4 (Article Three, pages 56-72) of the Land Use Code. Also, please contact Rob Wilkinson, 221-6750, if you have any questions regarding natural resource protection.