Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.226750 970.226134 - fax fcgov.com October 31, 2012 Re: Rigden Farm 6th Filing Replat Description of project: This is a request from Meritage Homes to replat a total of 67 lots in Rigden Farm Filing The replat includes eliminating the alley load tract and widening other lots. The site is zoned Low Density Mixed Use Residential. 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, Seth Lorson, at 970-224-6189 or slorson@fcgov.com. Comment Summary: Department: Zoning Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com Note that modification #28 of the project notes for Rigden Farm 6th filing will not apply to the those lots where the alleys are eliminated. These and the lots where the lot width is increasing will remain with an 8' min. rear setback. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Existing water mains and sanitary sewers in this area are shown on the utility map provided to the applicant. Detailed discussions will be needed to determine how the water mains and sanitary sewers will be phased to provide a system with adequate reliability. Water mains and sanitary sewers must be installed on any streets that are to be paved. All water and sewer services must be extended to all lots (both sides of street) on all streets being paved. No sewer services have been installed on the existing 30-inch sewer that extends through the site. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards
Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Development fees and water rights will be due at building permit. There may be water and sewer repays due for the water transmission and sewer trunk lines. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 10. Portions of this project are in the Poudre 500-year Moderate Risk Floodplain, and must comply with Chapter 10 of City Code. A Flood Risk Map is attached. Life, Safety and Emergency Response critical facilities are prohibited within the Poudre River 500-year Floodplain. Residential development is allowed within the 500-year floodplain without any other Chapter 10 restrictions, however, elevation of structures in the 500-year floodplain is recommended. The Floodplain Administrator for the Poudre River Floodplain is Marsha Hilmes-Robinson; 970.226036, mhilmesrobinson@fcgov.com. Feel free to contact Marsha if you have any questions. A copy of the drainage system improvements that Stormwater thinks has been built was provided at the Conceptual Review meeting. This should be representative of the system in place but there hasn't been a certification of the system submitted which will need to be done prior to reaching the allotted building permits allowed in the Development Agreement. It doesn't appear that the drainage system in general needs any major modifications. However verification that the changes being proposed do not alter the approved plan is needed from the design engineer. Any basin delineations will need to be noted and mitigation of the changes need to be provided. There is a note on the plat that the floodplain easement will be vacated at a later date by separate document. Please provide documentation that the easement has been vacated or it needs to be vacated now. The detailed lot grading will need to be revised because the lot line locations will change with the wider lots being proposed. The biggest issue is on the lots where the alley tract is to be eliminated. That will completely change the drainage concept of the lots on either side of the alley. The alley was serving as one continuous drainage outfall. With its elimination the lots will have to drain out to the adjacent streets. A drainage easement along the back lot lines has to be in a separate tract owned and maintained by the HOA and cannot be on private property. Also not more than three lots can drain to a common swale between homes and an easement must be provided on both sides of downstream lots for the upstream lots to drain beside them. The other option is to change the grading plan so that there is a high point in the rear of the lots and they all drain to the streets in front of them (Type A grading). A SWMP will need to be submitted for approval by the state so please provide a copy of the permit application and documents to the erosion control inspector to review. It should meet present City requirements, however please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com to verify that. 10. 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 $1,0400/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
Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 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 or a minimum amount in accordance with the Fort Collins Stormwater Design Criteria. 1 1 The design of this site must conform to the drainage basin design of the Foothills Basin Master Drainage Plan as well the City's Design Criteria and Construction standards. Department: Park Planning Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com 8/17/2012: No comments Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com No comments. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com 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. 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 Under the assumption that lacking public infrastructure is intended to be constructed abutting and adjacent to the proposal, 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. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study update is needed for this project. In addition, please contact Transportation Planning for their requirements as well. 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 City Transportation staff discussed the proposal and specific to lots 226-231, which front William Neal Parkway, staff is not in support of converting these lots to front loaded due to concerns with direct access
Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com to William Neal Parkway as a collector street in conjunction with the close proximity of these lots to the Ziegler intersection. These lots will need to remain rear-loaded. 10. 1 The proposal is dependant on the surrounding adjacent infrastructure not already built in Rigden Farm 6th Filing to be built prior to any building permit issuance for the lots in the proposed replat. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Construction plans and/or revisions to existing approved construction plans will be required. A Development Agreement and/or an amendment to the existing Development Agreement for Rigden Farm 6th Filing is required and will be recorded once the project is finalized with recordation costs paid for by the applicant. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcgov.com Existing electric facilities are stubbed into the site. Any modification or relocation to the existing electric facilities will be at the owners expense. Electric Capacity fees and Building Site charges will apply. Current Planning Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com This replatting will requires that the project comply with the LMN zoning specifically the section referencing mix of housing types (5(D)(2). The proposed replatting is required to be in compliance with the approved PDP and ODP for density, mix of housing types, and garage standards. 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. 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. 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.
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 of the LUC for more information on criteria to apply for a Modification of Standard. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 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. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750.