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Poudre School District Board of Education
Agenda of Business Meefing
June 11,2013
Page 270 of 415
ATTACHMENTS:
Name: Description: Type:
0 Waterfield School Site Plan.odf Waterfield School Site Plan Backup Material
Poudre School District Board of Education
Agenda of Business Meeting
June 11, 2013
Page 269 of 415
Poudre School District
Board of Education Meeting Cover Sheet
June 11, 2013 Meeting
g Print
Agenda Item:
Approval of the Relocation of the Future Vine Elementary School Site
Summary:
Type Of
Other
Communication:
Type of Action
Other Action
Requested:
Policy Facts-
District Policy DN School Properties Disposition "The superintendent,
or designee, shall act as the authorized agent of the Board of Education
in the disposition of school property and shall determine whether district
property, other than real property which requires Board of Education
approval, is obsolete, surplus, and/or of no further value to the school
district ... The Board of Education will approve the disposition of any and
all real estate (e.g., land and/or buildings)."
Executive Limitation 2.3.7 Financial Condition and Activities "The
superintendent shall not cause or allow the district to acquire, lease, or
dispose of real property."
Background:
Since 1997, the District has owned a 10.7 acre elementary school site at
Vine Street and Timberline Road. This site was dedicated to the District
as part of the Waterfield P.U.D. and prior to our intergovernmental
agreement with the City of Fort Collins. Over the past 16 years, the
City's Master Street Plan has changed, now realigning Vine Street
between the future park and school site. District staff has been working
with the current Developer and City staff to explore relocating the
school site within the subdivision, so that amenities can be shared with
the city park site again. Since the relocation of the school and park sites
affects the Developer's submission to the City, the Developer wishes to
know that the Board of Education would support relocating the school
site, so that they can move forward with their planning.
Recommendation:
The Superintendent recommends the Board of Education support the
relocation of the Vine Street School Site, within the Waterfield P.U.D.
and designate the Director of Planning, Design and Construction as the
Board of Education's authorized agent in negotiating with the Developer
of the Waterfield P.U.D., with the final real estate agreement being
brought back to the Board of Education for approval.
I
Poudre School District Board of Education
Agenda of Business Meeting
June 11, 2013
Page 4 of 415
Poudre School District
Board of Education Meeting Cover Sheet
June 11, 2013 Meeting
Print
Agenda Item: 5:30 PM
I. District Issues / Board Member Updates/Future Business
2. Vine Property (Waterfield)
3. Sequestration Update
Summary:
Type of
Communication:
Background:
ATTACHMENTS:
Name: Description: Type:
No Attachments Available
Poudre School District Board of Education
Agenda of Business Meeting
June 11,2013
Page 3 of 415
7.16 Revisions to Code of Conduct Policies and Regulations
(Second Reading)
7.17 Borrowing Resolution
7.18 Facsimile Signature Authorization
7.19 Grant and Business Documents Authorization - Board President
7.20 Investment and Wire Transfer Authorization
7.21 State Administered Federal Education Programs - Board President
7.22 Use of a Portion of Beginning Fund Balance
7.23 Recommendation for Audit Services Engagement for the 2014 Fiscal Year
7.24 Proposed Budget for the 2013-14 Fiscal Year
8.0 ACTION ITEMS
8.1 Integrated Health Management System
9.0 DISCUSSION ITEMS
9.1 Board Budget
9.2 Revisions to District Policy KDE, Crisis Management and Prevention
(First Reading)
9.3 Revisions to Policy GP 3.12, Bylaws of the Board of Education
(First Reading)
9.4 Community Outreach Sessions
10.0 COMMUNITY COMMENT
Community members who have signed up on the community comment roster
are welcome to speak at this time on topics not included on the agenda as
items for action or items for discussion (the opportunity for community
comment on those agenda items is provided when they are before the Board
for discussion or action). In order to manage the Board's and the public's time
in the most efficient manner, the comments of each speaker may not exceed
three minutes. If more than 10 community members sign up to speak, the
Board may impose ad hoc rules to reasonably limit the total time allotted for
community comment. Please keep in mind that community comment time is
made available for the public to address issues, not personalities; personal
attacks are not allowed.
11.0 ADJOURNMENT
i
Poudre School District Board of Education
Agenda of Business Meeting
June 11,2013
Page 2 of 415
comment on those agenda items is provided when they are before the Board
for discussion or action). In order to manage the Board's and the public's time
in the most efficient manner, the comments of each speaker may not exceed
three minutes. If more than 10 community members sign up to speak, the
Board may impose ad hoc rules to reasonably limit the total time allotted for
community comment. Please keep in mind that community comment time is
made available for the public to address issues, not personalities; personal
attacks are not allowed.
6.0 INFORMATIONAL REPORTS
6.1 District Advisory Board End of Year Report
6.2 Superintendent's Report
7.0 CONSENT AGENDA .
Consent Agenda: Board members will be asked if they wish to discuss any
issues listed on the Consent Agenda. If so, these items will be moved from the
Consent Agenda and placed under Items for Action. Items remaining on the
Consent Agenda will be voted on together.
7.1 McAfee Software and Maintenance Renewal
7.2 Personnel Action
7.3 Meeting Minutes from May 14, 2013 and May 28, 2013
7.4 2013-14 Employee Agreement
7.5 Addendum to Ridgeview Second Charter School Renewal Contract
7.6 Addendum to Liberty Common First Amended Charter School Contract
7.7 Advanced Placement Environmental Science Instructional Materials
Adoption
7.8 AP Calculus and Statistics Textbook Adoption
7.9 Botany Instructional Materials Adoption
7.10 Elementary Social Studies Instructional Materials Adoption
7.11 Family and Consumer Sciences Instructional Materials Adoption
7.12 High School Social Studies Economics Instructional Materials Adoption
,7.13,Approval of the Relocation of the Future Vine Elementary School Site;
7.14 Head Start and Early Head Start Sequestration
7.15 Approval to Submit Federal Grants
Poudre School District Board of Education
Agenda of Business Meeting
June 11,2013
Page 1 of 415
x
MEETING AGENDA
N)IJ IRE POUDRE SCHOOL DISTRICT BOARD OF EDUCATION
SCT100L
DISTRICT 2g07 LAPORF1: AVF.\UF. • FORT C0LLINS. CO 80S21 • 970-490-5607
Business Meeting
June 1112013
Boardroom
DINNER SESSION - 5:30 PM
This time is reserved for the Board to receive information and to discuss issues
introduced by Board members and the Superintendent. These matters may be
scheduled in advance or raised at the meeting. No Board action on substantive
matters is taken at the dinner session. As is the case at the regular business
meeting, the Board may vote to go into executive session to discuss and/or receive
information on particular matters as authorized by C.R.S., 24-6-402(4). The
following topics have been scheduled in advance for this dinner meeting:
1. District Issues / Board Member Updates/Future Business
2. Vine Property (Waterfield)
3. Sequestration Update
REGULAR BUSINESS MEETING - 6:25 PM
1.0 CALL TO ORDER
2.0 PLEDGE OF ALLEGIANCE
3.0 APPROVAL OF AGENDA
4.0 RECOGNITIONS AND REPORTS
4.1 Wellington Middle School AVID Demonstration School
4.2 Bohemian Foundation's Support of PSD
4.3 Board Member Reports
5.0 COMMUNITY COMMENT
Community members who have signed up on the community comment roster
are welcome to speak at this time on topics not included on the agenda as
items for action or items for discussion (the opportunity for community
0
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Dia'rRit:T
July 3, 2013
Ted Shepard, Chief Planner
City of Fort Collins — Current Planning
281 North College Avenue
Fort Collins, CO 80524
Subject: Letter of Intent — Land trade of school site within the Waterfield P.U.D.
Dear Ted:
At its meeting on June 11, 2013, the Board of Education authorized staff to negotiate a land trade
within the Waterfield P.U.D. for an elementary school site. The District currently owns a 10.7
acre school site directly south of the proposed city park site. It is the District's desire to relocate
the school site to a new location north of the park site and farther away from the proposed New
Vine Drive.
The District is currently working with the developer to identify a site that is a more suitable
location for a new school. It is anticipated that after all due diligence has been completed, the
final land transaction can be approved by the Board of Education later this fall.
Should you have any questions, please call me at 490-3412.
Sincerely,
Poudre School District
� ►1
Ed Holder
Planning, Design, & Construction
Attachment: Board of Education action of June 11, 2013
cc: Curley Risheill - Waterfield
Linda Ripley — Ripley Design
NAME AND ADDRESS OF PROPERTY OWNERS
Jim Dullea
Curly Risheill
Parker Land Investments, LLC
9162 S. Kenwood Court
Highlands Ranch, CO 80126
City of Fort Collins Park Planning
CITY OF FORT COLLINS
ATTN: REAL ESTATE
PO BOX 580
FORT COLLINS, CO 80522
Poudre School District
POUDRE R-1 SCHOOL DISTRICT
2407 LAPORTE AVE
FORT COLLINS, CO 80521
land planning ■ landscape architecture ■ urban design ■ entitlement
screening and protection of the lots adjacent to the arterial street from noise, light and other
negative impacts of the arterial street equally well or better than a plan which complies
Plans will need to show how this section is being met.
Response: Acknowledged.
Comment Number: 10
Comment Originated: 05/06/2013
05/06/2013: LUC 3.5.1 For residential structures Front setback is 30 ft from an arterial ROW and
15 ft from a non -arterial ROW.
Interior side setback is 5ft
Rear setback is 5ft except alley accessed garages are 8ft.
LUC 3.5.1(D)(4) Minimum lot width for single-family detached is 50ft.
LUC 3.5.1(E) Garage Door standards do apply (see section for details).
Response: Acknowledged.
Comment Number: 11 Comment Originated: 05/06/2013
05/06/2013: LUC 3.2.2(K)(1)(c) Single -Family Detached: For each single-family dwelling there
shall be one (1) parking space on lots with greater than forty (40) feet of street frontage or two
(2) parking spaces on lots with forty (40) feet or less of street frontage.
Response: Acknowledged.
Comment Number: 12 Comment Originated: 05/06/2013
05/06/2013: LUC 3.5.3 This section does apply to the buildings in the Neighborhood Center
and including the school (see section for details).
Response: Acknowledged.
Comment Number: 13 Comment Originated: 05/06/2013
05/06/2013: LUC 3.2.1 A landscape plan is required for the PDP which includes but is not
limited to detached sidewalks with street trees (see section for further details).
Response: Acknowledged.
LUC 3.2.4 A lighting plan is required for the Neighborhood Center, park and school.
Response: Acknowledged. The lighting plan shall be included with the future PDP
LUC 3.2.5 An enclosure is required for the trash and recycling for the Neighborhood Center,
park and school.
Response: Acknowledged.
Page 16 of 16
land planning • landscape architecture ■ urban design ■ entitlement
It appears there are block sizes greater than 12 acres in size, which does not comply.
Response: The largest block is 5.5 acres and includes pedestrian access through the block.
Comment Number: 7
Comment Originated: 05/06/2013
05/06/2013: LUC 4.5(E)(2)(f) Building entrances shall face and open directly onto the adjoining
local street with parking and any service functions located in side or rear yards and
incorporated into the development according to the provisions of this Land Use Code.
The school as illustrated in the ODP does not meet this requirement, this can be addressed in
future PDP or SPAR.
Response: Acknowledged. The school will either face Turnberry or Conifer and will be addressed in the
future PDP.
Comment Number: 8 Comment Originated: 05/06/2013
05/06/2013: LUC 4.5(E)(3) The maximum height of one-, two- and three-family dwellings shall
be two and one-half (2.5) stories.
Response Acknowledged.
Comment Number: 9 Comment Originated: 05/06/2013
05/06/2013: LUC 3.6.2 (E) Lots having a front or rear lot line that abuts an arterial street shall
have a minimum depth of one hundred fifty (150) feet.
Response: Acknowledged. The lot depths have maintained a 11 5'depth and we have added a 35' green
space adjacent to the arterial street.
(1) Alternative Compliance. Upon request by the applicant, the decision maker may approve an
alternative lot plan that does not meet the standard of this subsection (E) if the alternative lot
plan includes additional buffering or screening that will, in the judgment of the decision maker,
protect such lots from the noise, light and other potential negative impacts of the arterial street
as well as, or better than, a plan which complies with the standard of this subsection (E).
Response: Acknowledged.
(2) Procedure. Alternative lot plans shall be prepared and submitted in accordance with the
submittal requirements for streets, streetscapes, alleys and easements as set forth in this
Section and landscape plans as set forth in Section 3.2.1. The alternative lot plan shall clearly
identify and discuss the modifications and alternatives proposed and the ways in which the plan
will equally well or better accomplish the purpose of this Subsection (E) than would a plan
which complies with the standards of this Subsection (E).
Response: Acknowledged.
(3) Review Criteria. To approve an alternative lot plan, the decision maker must first find that the
proposed alternative plan accomplishes the purpose of this Subsection (E) as well as, or better
than, a lot plan which complies with the standard of this Subsection. In reviewing the proposed
alternative plan, the decision maker shall take into account whether the lot plan provides
Page 15 of 16
land planning ■ landscape architecture ■ urban design • entitlement
Where is the publicly accessible outdoor space within the neighborhood center?
Response: The outdoor space shall be designed at time of future Project Development Plan.
Comment Number: 5
Comment Originated: 05/06/2013
05/06/2013: LUC 4.5(D)(6) Either a neighborhood park or a privately owned park, that is at
least one (1) acre in size, shall be located within a maximum of one-third (1/3) mile of at least
ninety (90) percent of the dwellings in any development project of ten (10) acres or larger as
measured along street frontage. Such parks shall meet the following criteria:
(a) Location. Such parks shall be highly visible, secure settings formed by the street layout and
pattern of lots and easily observed from streets. Rear facades and rear yards of dwellings shall
not abut more than two (2) sides or more than fifty (50) percent of the perimeter frontage of the
park.
(b) Accessibility. All parts of such parks shall be safely and easily accessible by pedestrians
and open to the public.
(c) Facilities. Such parks shall consist of multiple -use turf areas, walking paths, plazas,
pavilions, picnic tables, benches or other features for various age groups to enjoy.
(d) Ownership and Maintenance. Such parks may, in the discretion of the city, be acquired by
the city (through dedication or purchase), or be privately owned and maintained by the
developer or property owners association.
(e) Storm Drainage. When integrating storm drainage and detention functions to satisfy this
requirement, the design of such facilities shall not result in slopes or gradients that conflict with
other recreational and civic purposes of the park.
The private park on the south end of the project meets this park requirement, however further
details will be need to show it complies with the accessibility, facilities and storm drainage
requirements.
Staff has determined that he city owned park land designated in the OPD also meets the
standard.
Response: Acknowledged.
Comment Number: 6
Comment Originated: 05/06/2013
05/06/2013: LUC 4.5(E)(1)(a) The local street system provided by the development shall
provide an interconnected network of streets in a manner that results in blocks of developed
land bounded by connecting streets no greater than twelve (12) acres in size.
Page 14 of 16
land planning ■ landscape architecture ■ urban design ■ entitlement
order to promote such variety, the following minimum standards shall be met:
(a) A minimum of four (4) housing types shall be required on any such project development
plan containing thirty (30) acres or more.
Staff has determined that this will require a modification.
Response: Acknowledged. We will provide a formal modification request when the PDP is submitted.
Comment Number: 4
Comment Originated: 05/03/2013
05/03/2013: LUC 4.5(D)(3)(a) At least ninety (90) percent of the dwellings in all development
projects greater than forty (40) acres shall be located within three thousand nine hundred sixty
(3,960) feet (three-quarter F/4] mile) of either a neighborhood center contained within the project,
or an existing neighborhood center located in an adjacent development, or an existing or
planned Neighborhood Commercial District commercial project, which distance shall be
measured along street frontage, and without crossing an arterial street
Response: A neighborhood center is planned for the northwest corner of the site and 90% of the dwellings
will be within'/4 of a mile.
LUC 4.5(D)(3)(C) ...A neighborhood center shall not exceed (5) acres in size, excluding such
portion of the neighborhood center which is composed of a school, park, place of worship or
assembly and/or outdoor space as defined in subparagraph (e) of this Section.
Further clarification is needed to show how the project is meeting this 5 acre maximum.
Response: At this time it is undecided as to what uses will be included within the Neighborhood Center. It
is possible that a place of worship and outdoor space will be included which would be excluded from the
maximum acreage. The neighborhood center shall follow the LUC at time of development
LUC 4.5(D)(3)(d) The design of neighborhood centers shall be integrated with surrounding
residential areas by matching the scale of nearby residential buildings; providing direct access
from surrounding residential areas; creating usable outdoor spaces; orienting building
entrances to connecting walkways; and, to the extent reasonably feasible,
maintaining/continuing the architectural themes or character of nearby neighborhoods
It is unclear how direct access from the neighborhood center to the residential areas is
achieved.
Response: A direct street is proposed to the neighborhood center. All other design shall happen at time of
future Project Development Plan.
LUC 4.5(D)(3)(e) A publicly accessible outdoor space such as a park, plaza, pavilion or
courtyard shall be included within or adjacent to every neighborhood center to provide a focal
point for such activities as outdoor gatherings, neighborhood events, picnicking, sitting and
passive and active recreation.
Page 13 of 16
land planning ■ landscape architecture ■ urban design ■ entitlement
crosses the northern part of this site.
Response: Acknowledged.
Department: Zoning
Contact: Noah Beals, 970-416-2313, nbeals fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/03/2013
05/03/2013: Land Use Code (LUC) section 2.3.2(G) Overall development Plans are a Type 2
review.
LUC 4.5(13)(2)(a) Single-family detached dwellings, two-family dwellings, single-family attached
dwellings and multi -family dwellings with no more than 8 units per building and less than 50
dwelling units or 75 bedrooms are permitted use in the LMN zone district through a Type 1
review.
LUC 4.5(13)(2)(b) Public schools and other open lands are a permitted uses in the LMN zone
district through a Type 1 review.
LUC 4.5(B)(1)(d) Neighborhood Parks as defined by the Parks and Recreation Policy Plan are
a permitted use in the LMN zone district through a Basic Development review.
When uses or plans are combined and one use and/or plan has a higher level of review than
the other all are brought up to the higher level of review.
Response: Acknowledged.
Comment Number: 2 Comment Originated: 05/03/2013
05/03/2013: LUC 4.5(D)(1)(a) Residential developments in the Low Density Mixed -Use
Neighborhood District shall have an overall minimum average density of four (4) dwelling units
per net acre of residential land, except that residential developments (whether overall
development plans or project development plans) containing twenty (20) acres or less shall
have an overall minimum average density of three (3) dwelling units per net acre of residential
land.
Response: Acknowledged.
LUC 4.5(D)(1)(b) The maximum density of any development plan taken as a whole shall be nine
(9) dwelling units per gross acre of residential land.
Response: Acknowledged.
Comment Number: 3 Comment Originated: 05/03/2013
05/03/2013: LUC 4.5(D)(2)A mix of permitted housing types shall be included in any individual
development plan, to the extent reasonably feasible, depending on the size of the parcel. In
Page 12 of 16
land planning ■ landscape architecture ■ urban design ■ entitlement
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
hftp://www.fcgov.com/utilities/business/bu ilders-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.
Response: Acknowledged.
Comment Number: 8
Comment Originated: 05/07/2013
05/07/2013: The design of this site must conform to the drainage basin design of the Dry Creek
Master Drainage Plan as well the City's Stormwater Design Criteria and Construction standards.
Response: Acknowledged.
Comment Number: 9
Comment Originated: 05/08/2013
05/08/2013: The Larimer and Weld Reservoir Company will need to sign the construction plans
since this site is adjacent to their ditch. The Superintendent is Greg Jessen, 482-7635; the
President is Perry Haythom, 454-3911; and the Office Manager is Don E. Engel, 454-3377. This
is the latest information we have but it is sometimes outdated.
Response: Acknowledged.
Department: Technical Services
Contact: Jeff County, 970.221.6588, icounty(&fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/07/2013
05/07/2013: No comments.
Response: Acknowledged.
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington()fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/01/2013
05/01/2013: Water and wastewater service in this area are provided by the ELCO Water District
(493-2044) and the Boxelder Sanitation District (498-0604).
Response: Acknowledged.
Comment Number: 2 Comment Originated: 05/01/2013
05/01/2013: The City of Fort Collins has a large water transmission main within an easement that
Page 11 of 16
land planning ■ landscape architecture ■ urban design ■ entitlement
historic release rate is 0.2 cfs/acre. The approved detention pond did include an easement
for detention on the school property so I'm a little skeptical that the area shown for the detention
is large enough. Also the environmental planner may comment that the wetland cannot be
used for detention. That will probably be part of the discussion of the use, ownership, and
maintenance of the wetland as was mentioned in the "Preliminary Design Review Narrative". In
general the City departments do not take on the maintenance of private detention when it is an
integral part of the development's drainage system. The Stormwater Department will not accept
the maintenance responsibility.
Response: Acknowledged.
Comment Number: 3 Comment Originated: 05/07/2013
05/07/2013: The existing drainage infrastructure has not been certified so we do not have
documentation of what is built compared to what remains to be built even though the system
map shows what was approved.
Response: Acknowledged.
Comment Number: 4 Comment Originated: 05/07/2013
05/07/2013: Water quality treatment is also required as described in the Fort Collins Stormwater
Manual, Volume 3 - Best Management Practices (BMPs).
(http://www.fcgov. co m/util ities/bu s in ess/bu ilde rs-and-developers/development-forms-guideline
s-regulations/stormwater-criteria) Extended detention is the usual method selected to treat 50%
of the runoff; however the use of any of the BMPs is encouraged. Low Impact Development
(LID) requirements went into effect March 11, 2013. These require a higher degree of water
quality treatment for 50% of the new impervious area and 25% of new paved areas must be
pervious. Please contact Basil Harridan at 224-6035 or bhamdan@fcgov.com for more
information. There is also more information on the EPA web site at:
http://water.epa.gov/polwaste/green/bbfs. cfm?goback=.gde_4605732_member_219392996.
Response: Acknowledged.
Comment Number: 5 Comment Originated: 05/07/2013
05/07/2013: The drainage outfall for the site is as described in the narrative except that the
narrative doesn't mention that there it a siphon under the Lake Canal which is the responsibility
of the development to maintain.
Response: Acknowledged.
Comment Number: 6 Comment Originated: 05/07/2013
05/07/2013: An addendum to or possibly a new development agreement may be required
since there is probably different language required now and the phasing, erosion control
escrow, and certification requirements will most likely change.
Response: Meetings between the City and Owner are expected and will occur as we move forward with
the process.
Comment Number: 7 Comment Originated: 05/07/2013
05/07/2013: 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
Page 10 of 16
land planning a landscape architecture ■ urban design ■ entitlement
2006 International Fire Code 508.1 and Appendix B
Comment Number: 02 Comment Originated: 05/07/2013
05/07/2013: 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.
Comment Number: 03
Comment Originated: 05/09/2013
05/09/2013: There are some road connectivity issues which were addressed at the design
review meeting on 5-8-13. In conjunction with that discussion, I recommend that further
consideration be given to the overall road design and in particular, to the "handle" shaped road
immediately east of the pond/wetland. In the present design, this handle -shaped road extends
for at least 1700 feet without providing for any kind of turn around. I would recommend this road
to be redesigned with an alternate connecting point.
Response: The road has been redesigned and will be shown in more detail with the PDP.
Department: Stormwater Engineering
Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/07/2013
05/07/2013: The previously approved drainage study for this site will need to be revised to
meet present standards. In particular the City's design storm is different that when this project
was approved, which means that the water quantity detention volume may increase. The
drainage report must address the four -step process for selecting structural BMPs. Standard
operating procedures (SOPs) for all onsite drainage facilities need to be prepared by the
drainage engineer and there is a final site inspection required when the project is complete and
the maintenance is handed over to an HOA or another maintenance organization. The erosion
control requirements are in the Stormwater Design Criteria Section 1.3.3. If you need
clarification concerning this section, please contact the Erosion Control Inspector, Jesse
Schlam at 224-6015 or jschlam@fcgov.com. In addition the water quality control structure
needs to be updated to the present detail and the site drainage system design will need to
include LID (Low Impact Development) treatment of the runoff. Other modifications to the
construction plans may be needed depending on the desired revisions to the original plans.
Response: Acknowledged,
Comment Number: 2 Comment Originated: 05/07/2013
05/07/2013: Onsite detention is required for the runoff volume difference between the 100 year
developed inflow rate and the 2 year historic release rate. In the Dry Creek basin the two year
Page 9 of 16
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05/03/2013: Light & Power has existing electric facilities running along the West side of
Timberline Dr., the North side of Vine Dr. and along both sides of Merganser Dr. to the North
edge of the Bull Run development. The Bull Run development is also fed by Light & Power.
Any relocation or modification to existing electric facilities will incur system modification
charges.
Response: Acknowledged.
Comment Number: 2
Comment Originated: 05/03/2013
05/03/2013: Light & Power currently has no electric facilities near the proposed school site.
These would have to be brought from Turnberry & existing Vine Dr. Coordinate with Light &
Power Engineering to bring these facilities to the site.
Response: Acknowledged.
Comment Number: 3
Comment Originated: 05/03/2013
05/03/2013: A C-1 form and One -line diagram will be required for the proposed school and
park. If 3-phase power will be required for the park coordinate this early on with Light & Power
Engineering.
Response: Acknowledged.
Comment Number: 4 Comment Originated: 05/03/2013
05/03/2013: Electric Capacity Fee, Building Site charges and any system modification charges
will apply to this development.
Light & Power Engineering 970-221-6700.
Response: Acknowledged.
Department: PFA
Contact: Jim Lynxwiler, 970-416.2869, mlynxwileriftoudre-fire.org
Topic: General
Comment Number: 01
Comment Originated: 05/07/2013
05/07/2013: WATER SUPPLY
Fire hydrants must be the type approved by the water district having jurisdiction and the Fire
Department. Hydrant spacing and flow must meet minimum requirements based on type of
occupancy.
Response: Acknowledged,
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.
2006 International Fire Code 508.1 and Appendix B
RESIDENTIAL REQUIREMENTS: Within the Urban Growth Area, hydrants to provide 1,000 gpm
at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers
thereafter. Outside the Urban Growth Area, hydrants to provide 500 gpm at 20 psi residual
pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter.
Page 8 of 16
land planning - landscape architecture • urban design • entitlement
songbird nesting season (February 1-July 31), or that a survey be conducted prior to removal
to ensure no active nests in the area,
Response: Acknowledged. The note will be added on the mitigation plan
Comment Number: 4 Comment Originated: 05/07/2013
05/07/2013: Please note that, contrary to the PDR narrative, the buffer zone for the canal is 50'.
However, more buffer zone adjacent to a canal will increase the value of the canal as a wildlife
corridor and is recommended.
In addition, the PDP will need to identify how it will improve the buffer zone within the canal
(please coordinate with the ditch company) to meet Section 3A.1(E)(1)(g).
Response: Acknowledged. Buffer zone improvements will be shown on the PDP
Comment Number: 5
Comment Originated: 05/07/2013
05/07/2013: It is staffs understanding that Natural Areas is not interested in participating in the
wetland's protection on the site, even with the redesign of the plan to include the school and
the park.
From my conversation with Craig Foreman, he relayed the following: "Parks is not interested in
taking ownership of the wetlands area. Our maintenance funding is barely able to keep up with
our planned park acreage and any additional land to maintain will not be in existing or future
budgets." Though Craig also indicated they could help with the natural paths since they will help
provide access to the park.
However, there are other options available to the HOA for obtaining assistance in maintaining
this area, e.g., becoming a Certified Natural Area.
Response. Acknowledged
Comment Number: 6 Comment Originated: 05/08/2013
05/08/2013: The wetland area needs to be included in the first phase of the PDP, as the HOA
will own that area.
Also, please consider, when putting together the PDP and the enhancement plan for the
wetland area, how key view sheds into the wetland area can be enhanced, e.g., from New Vine,
from the school, park, and neighborhood, etc.
Response: Acknowledged.
Department: Light And Power
Contact: Rob Irish, 970-224-6167, ririshna,fcgov.com
Topic: General
Comment Number: 1
Page 7 of 16
Comment Originated: 05/03/2013
land planning ■ landscape architecture ■ urban design ■ entitlement
critical.
RESPONSE: The request for enhancing the existing wetlands is no longer applicable. Further studies
have indicated that groundwater levels are too deep to be used for wetland enhancement or re-
establishment. There is also evidence that the wetland is declining because of reductions in surface
water recharge from irrigation or natural levels of precipitation.
Answers to the following questions would also be helpful:
-What species would be expected to utilize the site if it were enhanced as suggested versus
creating an additional 0.4 acres of similar habitat as that proposed to be lost versus applying
the 100' buffer?
RESPONSE: The request for enhancing the existing wetlands is no longer applicable.
-What criteria will be most appropriate for evaluating project success?
RESPONSE: The request for enhancing the existing wetlands is no longer applicable.
-Does the groundwater in the wetland support such a plan?
RESPONSE:No
-What is the long-term management plan for the wetland to ensure the expected diversity and
value of the wetland is maintained?
-Does the developer have the water rights to expand the open water portion of the wetland?
RESPONSE: No and there are no longer plans to enhance the open water portion of the wetland. Just
for the record, there was never a plan to expand the open water portion, only to deepen portions of the
existing open water area, which would not require additional water rights
-How does the wetland drain? Does it drain to the southeast where lots 6-10 drain?
RESPONSE: The wetland is within a closed basin and does not drain.
-How does creating the opportunity of open water affect the broader area, e.g., is this type of
open water beneficial in this area?
RESPONSE: The request for enhancing the open water portion of the wetlands is no longer applicable.
-If migratory waterfowl will be attracted to this pond after restoration, and the buffer standard for
wetlands serving migratory waterfowl is 300', should the distance between the proposed open
water area and the back of the proposed lots be 300'?
RESPONSE: The request for enhancing the open water portion of the wetlands is no longer applicable.
Under current conditions, it appears the pond/mudflat area may no longer support open water areas to
attract migratory waterfowl.
-Should more distance be created between the back of the lots and the wetland to prevent
future conflicts?
RESPONSE: The request for enhancing the open water portion of the wetlands is no longer applicable.
Under current conditions, it appears the pond/mudflat area may no longer support open water areas to
attract migratory waterfowl.
-Please also have the revised ECS address how the wetland/pond serving for water
quantity/detention purposes (not for water quality) will affect the goals for this wetland?
RESPONSE: Based on the fact that the current wetland conditions appear to be declining from reduced
levels of surface water, any plans to use the pond/mudflat area and adjacent wetlands for water detention
should help to maintain the wetland and possibly reverse the current trend of wetland decline.
Comment Number: 3
Comment Originated: 05/07/2013
05/07/2013: Looking down the road, please include a note on the tree mitigation plan or
landscape plan, as appropriate, that requires a tree removal to occur outside of the migratory
Page 6 of 16
land planning • landscape architecture ■ urban design ■ entitlement
Comment Number: 14
Comment Originated: 05/06/2013
05/06/2013: Additional Right of Way from the adjacent property owner to the west may be
required for the construction of Turnberry Road. If additional Right of Way is required please
provide a letter of intent/understanding from the adjacent property owner prior to public hearing.
This project could also choose to dedicate the additional right of way on its own property at
Turnberry is not required to straddle the section line.
Response: Turnberry currently has 56' of ROW on this property and is anticipated to be a local street. It
will begin at New Vine and terminate at Conifer. The design will occur at the time of the future PDP as the
park and school develop.
Comment Number: 15 Comment Originated: 05/09/2013
05/09/2013: Right of Way vacations will need to occur for the existing Right of Way within the
Waterfield P.U.D. These takes 2 readings at Council to complete and the first reading will not
occur until this PDP has been approved at Public Hearing. Right of Way along Old Vine may
also be vacated to the appropriate width of its collector classification.
Response: Acknowledged.
Comment Number: 16 Comment Originated: 05/09/2013
05/09/2013: in all cases this project needs to conform with the 660 feet Street Pattern and
Connectivity Standards as shown in section 3.6.3 in the Land Use Code.
Response. Acknowledged.
Department: Environmental Planning
Contact: Lindsay Ex, 970.224-6143, lex(cDfcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/07/2013
05/07/2013: An ECS for the project was submitted in January of 2013. The ECS reports that the
main significant natural resource is the 8.46 acre, non -jurisdictional wetland in the western
portion of the site. The canal to the northern boundary of the property is also discussed in the
ECS.
The ECS does note that observation of wildlife use on the site were limited due to the timing of
the survey. Staff recommends a second site visit to assess how wildlife are utilizing the site
during this time of year, which will help guide the design discussions for the wetland area.
Response Acknowledged. This information has been provided in a new report.
Comment Number: 2 Comment Originated: 05/07/2013
05/07/2013: Regarding the request for mitigation within the southeast portion of the wetland to
be mitigated by enhancing the ecological value of the remaining 8.1 acres of the wetland, staff
is open to this suggestion but needs more data to determine if we can be supportive of it.
For example, the site visit mentioned above to reevaluate the value of these wetlands is
Page 5 of 16
land planning ■ landscape architecture s urban design ■ entitlement
determine what improvements will be required with this project for the interim intersection of
New Vine and existing Timberline.
Response: Discussions have been started regarding the limits of improvement along Timberline Road and
the Intersections of Timberline and New Vine. Detailed design and limits of interim construction will be
detailed at the time of PDP submittal.
Topic: Site Plan
Comment Number: 8 Comment Originated: 05/03/2013
05/03/2013: The access proposed onto Timberline North of New Vine Drive will be a restricted
access which is most likely a right -in, right -out only.
Response: Acknowledged,
Comment Number: 9 Comment Originated: 05/03/2013
05/03/2013: The site plan shows 2 Pedestrian crossings of New Vine Drive near the west side
of the plan. These crossings should be removed and pedestrians will need to cross the
arterial New Vine at intersections.
Response: Acknowledged. The pedestrian crossings will occur at intersections
Comment Number: 10 Comment Originated: 05/03/2013
05/03/2013: New Vine Drive will need to be designed and constructed from the intersection of
New Vine and Tumberry to Timberline. Construction includes the full 4 lane arterial width,
medians, landscaping, etc. Preliminary design is required 1000' past each of these limits.
Please refer to "East Vine Drive Relocation Alternative Option 2" for additional information.
Right of Way will need to be dedicated for a 4-lane arterial as a part of this project. New Vine
will be eligible for Street Oversizing reimbursement for the portions oversized compated to a
local residential.
Response: Acknowledged.
Comment Number: 12 Comment Originated: 05/06/2013
05106/2013: The site plan shows Merganser Drive intersecting New Vine Drive perpendicularly.
Merganser exists with a curve, is it the intent to realign Merganser so that it intersects
perpendicularly? As it exists today Merganser would probably intersect at a greater angle than
our standards allow. Verify the distance between Merganser and the ultimate intersection of
Timberline for considerations of restricted access or not.
Response: The new alignment of Merganser will be shown on the PDP submittal and will intersect New
Vine perpendicularly. It has been determined that it can be full access intersection. Please refer to traffic
study.
Comment Number: 13 Comment Originated: 05/06/2013
05/06/2013: Refer to East Ridge Street Plan and Profile sheets 153, 154 and 155 prepared by
TST, Consulting Engineers for preliminary alignment of Timberline Road and Ultimate location of
New Vine and Timberline intersection.
Response: Acknowledged.
Page 4 of 16
land planning + landscape architecture * urban design = entitlement
Topic: General
Comment Number: 1
Comment Originated: 05/03/2013
05/03/2013. 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.
Comment Number: 2
Comment Originated: 05/03/2013
05/03/2013: 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.fcqov.com/engineering/dev-review.php
Response: Acknowledged.
Comment Number: 3 Comment Originated: 05/03/2013
05/03/2013: 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.
Comment Number: 4
Comment Originated: 05/03/2013
05/03/2013: 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.
Response: Acknowledged. Please see attached traffic memo. The full study shall be done at time of PDP.
Comment Number: 5 Comment Originated: 05/03/2013
05/03/2013: 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.
Comment Number: 6 Comment Originated: 05/03/2013
05/03/2013: Utility plans will be required and a Development Agreement will be recorded once
the project is finalized.
Response: Acknowledged.
Comment Number: 7 Comment Originated: 05/03/2013
05/03/2013: A Development Construction Permit (DCP) will need to be obtained prior to starting
any work on the site.
Response: Acknowledged.
Comment Number: 11
Comment Originated: 05/06/2013
05/06/2013: The intersection of New Vine Drive and existing Timberline is not the ultimate
intersection for New Vine Drive and Timberline. Additional discussions are needed to
Page 3 of 16
land planning ■ landscape architecture ■ urban design ■ entitlement
Comment Number: 4 Comment Originated: 05/08/2013
05/08/2013: A buffer yard should be provided behind Lots 82 - 88 to establish a transition
between the single family and future multi -family. Landscaping should be planted in the first
phase so as to establish maturity.
Response: Approximate buffer locations have been shown on the ODP and willl be shown in the Project
Development Plan Submittal.
Comment Number: 5 Comment Originated: 05/08/2013
05/08/2013: Similarly, the multi -family project will be required to provide a minimum 25-foot
wide buffer yard along their west edge adjoining the single family. Since the submittal materials
indicate a potential of 24 dwelling units per acre, this generally means three-story buildings
which will need to comply with Section 3.5.1 - Building and Project Compatibility and Land Use
Transition. Staff recommends a buffer yard be indicated on the O.D.P. to emphasize the
importance mitigating the impacts associated with multi -family in close proximity to single
family.
Response: Approximate buffer locations have been shown on the ODP and will be shown in the Project
Development Plan Submittal.
Comment Number: 6 Comment Originated: 05/08/2013
05/08/2013: At the time of submittal for an O.D.P., a context diagram needs to be provided
showing how the site fits into and relates to the larger surrounding area. Presently, the plan is
shown in isolation.
Response: A vicinity map has been provided on the cover sheet of the ODP to provide context.
Comment Number: 7 Comment Originated: 05/13/2013
05/13/2013: Staff is willing to support a Request for Modification to Section 4.5(D)(2)(a) — L-M-N
zone, Mix of Housing, to allow only three housing types versus four subject to meeting the
requirements of Section 2.8.2(H)(1). This requires that the L-M-N portion of Waterfield, as
proposed, be equal to or better than a plan which otherwise would meet the standard.
Staff recommends that a Request for Modification be accompanied by a comparison with other
approved L-M-N neighborhoods that illustrates where Waterfield, as proposed, would rank
when compared by housing mix. Other approved plans to consider by way of comparison
would be Dry Creek, Linden Park, Maple Hill/Lind Property, Observatory Village, Harvest
Park/Sage Creek, Stanton Creek, Registry Ridge, East Ridge, Trailhead/Waterglen.
If it can be shown that Waterfield is equal to or better than existing approved plans, then that
speaks to supporting the Request for Modification per the applicable standard.
In terms of submitting the data for Waterfield, you may want to consider showing Waterfield
without the M-M-N data and Waterfield with the M-M-N data.
Response: An analysis of comparable plans has been completed and please refer to the modification
request for more information.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich()fcgov.com
Page 2 of 16
land planning • landscape architecture ■ urban design ■ entitlement
July 31, 2013
Ted Shepard
City of Fort Collins
281 N. College Ave.
Fort Collins. CO 80522
RE: Waterfield Preliminary Design Review, PDR130004, Round Number
Please see the following responses to the comments from City staff and outside reviewing agencies. If you have
questions about any comments, you may contact the individual commenter.
Responses is Red are from Ripley Design
Responses in Blue are from Northern Engineering
Responses in Green are from Cedar Creek Associates
Comment Summary:
Department: Current Planning
Contact: Ted Shepard, 970-221-6343, tshepard(o)fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/08/2013
05/08/2013: There are a number of lots that back onto a future arterial (New Vine and
Timberline). These lots need to be 150 feet in depth or, if not, need to be significantly buffered
from the sound and visual effects of associated with a four -lane arterial traffic. The area
between the rear property line and public right-of-way should be carefully planned for
landscaping, berming or any combination to mitigate the impacts of traffic. In addition, plat
notes and site plan notes must be added stating that lots may not take any access onto the
adjoining arterial.
Response: Acknowledged
Comment Number: 2 Comment Originated: 05/08/2013
05/08/2013: If there are to be fences along the two arterials, then such fences must conform to
the design standards of Section 3.8.11 which calls for quality materials and articulation.
Response: Acknowledged.
Comment Number: 3
Comment Originated: 05/08/2013
05/08/2013: In the northwest corner, between Lots 22 and 23, a bike / pedestrian path should
be provided that links to the Community Trail along the ditch and provides a direct path to the
future school.
Response: This connection has been added and will be shown in the Project Development Plan Submittal.
Page 1 of 16
r
developer to provide a fence along our east property line so these issues can be
addressed. We agree with the previous comment about desiring fewer homes.
A. We are willing to discuss providing a fence.
23. Will there be any type of subsidy for low income persons or families?
A. No. the homes will be priced at the prevailing market rate.
24. Remind me again why "New Vine" is shifted about one -quarter mile north from
then present alignment?
•
A. This proposed alignment is to pull the road away from the railroad tracks. And, if
overpasses are constructed for Lemay and Tmberline to go over the tracks, the
new alignment is far enough north for these roads to come back down to grade
level.
W
14. What is the maximum height of the single family houses?
A. These houses can be up to 2.5 stories in height.
15. When do you plan on beginning the project?
A. We anticipate that it will take about 9 — 12 months to complete the City's
entitlement process and then we would begin with earth work.
16. What is the average lot size?
A. We are looking at lots that would be around 7,000 (plus or minus) square feet.
There would be some variety due to the lots where the streets curve. Lot widths
would be around 60 feet and lot depth would vary. We are seeking to provide a
versatile lot size that is desired by the area builders that would accommodate
most of the popular house models.
17. What about average selling price?
A. The selling price has not been determined yet.
18. What about drainage? Where does the water go?
A. Originally, with the previously approved plan, most of the stormwater drained to
the southwest into the wetlands. This may still be the case but now, water quality
measures must be installed to pre -treat the runoff before entering the wetlands.
19. What about the existing ditch on the west side of Merganser?
A. This ditch is not needed and we plan on filling it.
20. What do you estimate the build -out period to be?
A. We think a project of this size would take two to three years to complete.
21. Can we object to the number of proposed houses?
A. We are required by the L-M-N zoning to provide a minimum of four dwelling units
per acre. We are required by the M-M-N zoning to provide a minimum of seven
units per acre.
22. We farm the property to the west and we are very concerned about having a
residential subdivision next to our farming operation. We are concerned that
there may be complaints about use of our tractors, dust, aerial spraying, use of
pesticides and other aspects of farming. We are concerned about trespassing
onto our property. We are concerned about loose dogs. We would like the
C!
A. "New Vine would be extended to the west property line.
7. Obviously traffic will increase due to this project. Are there any plans to install a
traffic signal at East Vine and Timberline? It seems as if the congestion level
calls for a new signal.
A. Part of our Transportation Impact Analysis will be to estimate the number of trips
generated by this project and the direction these trips will go and the impact on
the roadways at the peak times of day. We will evaluate whether or not a signal
is warranted at this intersection and make a finding accordingly.
8. Will there be turn lanes on Timberline north of East Vine Drive?
A. The necessity of turn lanes will be a part of our analysis. Just like traffic signals,
turn lanes need to meet established criteria in order to be recommended for
installation.
9. What is the significance of the year 2018 in terms of the traffic study?
A. This is a design year specified by the City Traffic Operations Department and
considered to be a short term analysis. For each of the five years, the
background traffic is adjusted based on projected increase in surrounding area.
10. When will "New Vine" be fully constructed?
A. Since this road is planned to be built by developers as growth occurs instead of
one, single, City -funded capital project, there really is no time table.
11.As to growth in general and new residential subdivisions in particular, I'm very
concerned about the shifting of water from agriculture to domestic water taps.
This area is part of Northern Colorado that benefits from a reliable water supply
and an existing network of irrigation ditches. Not all of our region enjoys these
attributes. It seems like a misallocation of resources, therefore, to remove
irrigated crop land and replace with a subdivision. Water is needed for
agriculture which produces food. Houses, on the other hand, simply consume
water for the life of the house. We should be building up our urban area and not
out into the farm land.
12. What about the vacant land to the west? It seems we are leap -frogging over
vacant land as growth approaches the fringe of the city.
13. What about design? Are the multi -family buildings designed?
A. No, these buildings will be designed by the multi -family developer at a future
phase. The maximum height is three stories.
3
the extent of the 100-foot buffer. Please note that we do not intend to fill the
wetland but rather enhance the quality with additional plants to promote wildlife
habitat.
2. Traffic is an issue in this part of town primarily due to the congestion caused by
the railroad crossings at Lemay/Vine and Timberline/Vine. You can't count on
the future easterly extension of Conifer to relieve this congestion because
Conifer would have to cross the Weiss's property and the horse pasture and the
Weiss's are not planning on developing their land anytime soon.
A. You are correct. The two north — south streets that you mention are impacted by
the train crossings. And, there is no definite timeframe for the extension of
Conifer. These conditions will be factored into the Transportation Impact Study
that will be required to be submitted to the City for evaluation. Part of the
solution to the train crossings is to construct "New Vine" about one -quarter mile
north of existing Vine Drive which will have the effect of pulling the intersections
further away from the railroad tracks.
3. The Timberline crossing of the railroad tracks is very rough and needs to be
improved. Its present condition is unacceptable and in no shape to handle the
new WaterField traffic.
A. That is correct, the crossing is very rough. The City has made the railroad aware
of the problem and the railroad indicated they would make the necessary
improvements.
4. Will there by a traffic study?
A. Response from Matt Delich: Yes, the traffic study will begin with obtaining traffic
counts on the affected roads. The counts will be taken while school is in session.
The City requires a study to include two projections — one for the short term
(2018) and one for the long term (2035). The study will analyze the impact at the
following intersections:
• East Vine and Timberline
• East Vine and Lemay
• East Vine and Merganser
5. Until "New Vine" is constructed and Conifer is extended, what are the access
points for this project:
A. Regardless of the timing of these future roads, there will be four points of access;
two on East Vine and two on Timberline.
6. How far west will Waterfield extend "New Vine"?
Neighborhood Meeting Summary
Project: Waterfield Overall Development Plan and Phase One P.D.P.
Date: May 30, 2013
Applicant: Curly Rishell, Parker Land Investments
Jim Dullea, Parker Land Investments
Consultant: Linda Ripley, Ripley Design
Matt Delich, Delich and Associates
Cody Snowden, Northern Engineering
Planner: Ted Shepard, Chief Planner, C.D.N.S.
The meeting began with a description of the proposed project. This is a request to
subdivide the 117 acres located generally on the northwest corner of East Vine Drive
and Timberline Road. The project would wrap around the north and west sides of the
existing Bull Run Apartments. The project does not include the Plummer School.
The site contains two zone districts. The Low Density Mixed -Use Neighborhood zone
contains approximately 38 acres and is proposed for 178 single family detached homes
and 16 single family attached homes. The Medium Density Mixed -Use Neighborhood
contains approximately 13 acres and is planned for multi -family housing with an
estimated number of 216 dwelling units.
The overall site also contains land area for a future public elementary school
(approximately ten acres) and a future public neighborhood park (approximately six
acres). There are existing wetlands on the parcel. Waterfield was originally approved
in 1997 and amended in 2003. Both of these plans have expired. The project would be
developed in phases.
Questions, Concerns, Comments
1. What about the wetlands? I have lived in the area and seen the wetlands range
in size from small to large depending on whether it's a dry year or a wet year.
During the wet years, the wetlands provide a wildlife benefit. The size of the
wetlands should be indicated on your plans.
A. We will have the wetland boundary delineated by a professional ecologist, Cedar
Creek and Associates, using the most sound scientific criteria. The size of the
wetland will indeed be indicated because its size forms the basis for establishing
NEIGHBORHOOD MEETING NOTES
The neighborhood meeting was held on May 30t", 2013 at the City Streets Department. Most of the
questions that were discussed at the neighborhood meeting were answered at that time. Topics included
the wetlands, traffic and general discussion about the subdivision.
The main area of concern for neighbors was the intersection at Vine Drive and Timberline Road. The
residents are concerned with the amount of traffic that a new subdivision may bring. It was explained that
the traffic study would analyze the traffic counts and provide recommendations. Residents asked about
the railroad overpass as a way to mitigate the traffic. Ted Shepard did a thorough job of explaining where
the tax money comes from and how it is allotted to projects through Building on Basics.
It appears that the only question that wasn't fully answered was about "leap -frogging" development. This
project is within the Urban Growth Area and is adjacent to the existing Bull Run Apartments. The multi-
family portion of the development will create a buffer between the single family portion and existing
apartments.
For more information please see the following Neighborhood Meeting Summary
H'aterfield ODP
City Plan — Principles and Policies
Page 9 of 9
Neighborhood streets will provide an attractive environment and be safe for pedestrians, bicyclists, and
drivers as well as having a well -designed streetscape, including detached sidewalks, parkways, and well-
defined crosswalks.
Proposed streets are all interconnected.
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.ripleydesigninc.com
Waterfield ODP
City Plan — Principles and Policies
Page 8 of 9
The MMN area in the ODP proposes a minimum density of 7 dwelling units per acre as required by the
Land Use Code.
Principle LIV 43: Enhanced Travel Corridors will be strategic and specialized Transportation
Corridors that contain amenities and designs that specifically promote walking, the use of mass
transit, and bicycling. Enhanced Travel Corridors will provide high frequency/ high efficiency
travel opportunities for all modes linking major activity centers and districts in the city.
A multi -family project is planned near the intersection of two enhanced travel corridors (Timberline and
Vine).
Policy LIV 44.5 - Interconnect Trails/Paths
Integrate a trail/path system that connects open lands, parks, and water corridor areas, excluding
motorized vehicles (except emergency and maintenance vehicle access). Pay special attention to
environmentally sensitive trail design, location, and construction.
The developer is working with the City Parks Department to locate an east -west community recreation
trail through the CDP along the east and north.
TRANSPORTATION
Principle T 2: Investments in Enhanced Travel Corridors and within Activity
Centers will encourage infill and redevelopment.
Policy T 2.1 - Economic Opportunity and Development
Enhanced Travel Corridors will support expanded economic opportunity and development generally, as
well as particularly in targeted redevelopment areas and activity centers within the city.
Development of the Waterfield CDP will include the New Vine Drive enhanced travel corridor helping the
City meet its transportation objectives.
Principle T 3: Land use planning decisions, management strategies, and incentives will support
and be coordinated with the City's transportation vision.
Policy T 3.1 - Pedestrian Mobility
Promote a mix of land uses and activities that will maximize the potential for pedestrian mobility
throughout the community and minimize the distance traveled.
Policy T 3.2 - Bicycle Facilities
Encourage bicycling for transportation through an urban development pattern that places major activity
centers and neighborhood destinations within a comfortable bicycling distance.
The Waterfield ODP is designed to be pedestrian friendly with street sidewalks, mid -block connections
and recreation trails provided to encourage walking and bicycling between the various land uses in the
neighborhood.
Policy T 4.3 - Interconnected Neighborhood Streets
Neighborhood streets will be interconnected, but designed to protect the neighborhood from excessive
cut -through traffic.
Policy T 4.4 - Attractive and Safe Neighborhood Streets
Thirking outside of the box `or over two decades.
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N'aterrield ODP
Cite Plan — Principles and Policies
Page 7 of 9
b. Middle schools should be located to serve four to eight neighborhoods. Students of these schools
should be able to walk or bike to school along safe streets and bikeways.
c. Where appropriate, schools should be located in conjunction with Neighborhood Centers,
Neighborhood Commercial Districts, and/or small neighborhood parks.
d. Schools should be placed at important visual focal points, such as where street or open space
vistas terminate.
e. Develop a process to be used when school facilities are considered for closing or repurposing,
taking into consideration such factors as the following: neighborhood and community impacts;
uses that will provide a positive community benefit; retaining the facility for public purposes; and
neighborhood and community input.
The Applicant has worked extensively with the Poudre School District to locate an elementary school site
within the proposed development. The school site will take access from a local street and be located
adjacent to a neighborhood park site in order to share parking and recreation areas.
Principle LIV 28: Low Density Mixed- Use Neighborhoods will provide opportunities for a mix of
low density housing types in a setting that is conducive to walking and in close proximity to a
range of neighborhood serving uses.
Policy LIV 28.1 - Density
Low Density Mixed -Use Neighborhoods will have an overall minimum average density of four (4) dwelling
units per acre, excluding undevelopable areas. This minimum density for parcels 20 acres or less will be
three (3) dwelling units per acre.
The LMN portion of the ODP will have an overall minimum average density of four (4) dwelling units per
acre.
Policy LIV 28.2 - Mix of Uses
Include other neighborhood -serving uses in addition to residential uses. Although the actual mix of uses
in each neighborhood will vary, Low Density Mixed -Use Neighborhoods may include the following:
. Principal uses: Predominantly detached single-family homes; however, may include a range of
duplexes, townhomes, and small scale multi -family dwellings (twelve or less units per building).
• Supporting uses: Places of worship, day care (adult and child), parks and recreation facilities,
schools, and small civic facilities. In addition to these uses, a mix of other complementary uses is
permitted within designated Neighborhood Center, including the following: neighborhood -serving
market, shops, small professional offices or live -work units, clinics, or other small businesses in
addition to the list of secondary uses listed above. Retail uses will be permitted only in a designated
Neighborhood Center. Home occupations are permitted provided they do not generate excessive
traffic and parking or have signage that is not consistent with the residential character of the
neighborhood.
The ODP will provide an appropriate mix of housing types including paired homes, alley -loaded lots,
single family and multi -family residential projects. The Waterfield neighborhood will also include a
neighborhood center, a school, a park and a natural area for residents to enjoy.
Principle LIV 29: Medium Density Mixed -Use Neighborhoods include a mix of medium -density
housing types, providing a transition and link between lower density neighborhoods and a
Neighborhood, Community Commercial or Employment District.
Policy LIV 29.1 - Density
Housing in new Medium Density Mixed -Use Neighborhoods will have an overall minimum average
density of twelve (12) dwelling units per acre, excluding undevelopable areas. The minimum density for
parcels 20 acres or less will be seven (7) dwelling units per acre.
Thinking outside of the box for over two decades.
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www.ripleydesigninc.com
Waterfield ODP
City Plan — Principles and Policies
Page 6 of 9
■ Prohibit gated -street entryways into residential developments to keep all parts of the community
accessible by all citizens. This development will not have any gated entryways.
■ On long blocks, provide intermediate connections in the pedestrian network. There are
intermediate connections for pedestrians mid block through a landscaped open space. These
connections are also made between the development and school and wetland.
■ Provide direct walkway and bikeway routes to schools. There is a mid -block open space to allow
students direct access to the school and park
■ Continue and extend established street patterns where they are already established. In the case of
previously unplanned areas, establish a new pattern that can be continued and extended in the
future. This Overall Development Plan follows the City's Master Street Plan to build portions of road
within the site which will extend and connect the desired street pattern.
Policy LIV 21.2 - Design Walkable Blocks
While blocks should generally be rectilinear or otherwise distinctly geometric in shape, they may vary in
size and shape to avoid a monotonous repetition of a basic grid pattern or to follow topography. In order
to be conducive to walking, determine block size by frequent street connections within a maximum length
of about 300 to 700 feet.
When the blocks become large due to site layout there are intermediate connections for pedestrians mid
block through a landscaped open space. These connections are also made between the development
and school and wetland.
Policy LIV 22.1 - Vary Housing Models and Types
Provide variation in house models and types in large developments, along with variations in lot and block
sizes, to avoid monotonous streetscapes, increase housing options, and eliminate the appearance of a
standardized subdivision.
The housing models and types will be discussed in more detail as the Project Development Plans are
submitted.
Principle LIV 23: Neighborhoods will feature a wide range of open lands, such as small parks,
squares, greens, play fields, natural areas, orchards and community gardens, greenways, and
other outdoor spaces to provide linkages and recreational opportunities both for neighborhoods
and the community as a whole.
Policy LIV 23.1 - Provide Neighborhood Parks and Outdoor Spaces
Locate neighborhood parks or other public outdoor spaces within walking distance of homes. Design
outdoor spaces in conjunction with streets and walkways to be attractive, formative, purposeful parts of
any land development and not merely residual areas left over from site planning for other purposes. Aim
to mostly surround public outdoor spaces with streets or house fronts in order to provide public visibility
and monitoring of the area and promote safety.
The developers propose to dedicate property to the City's Parks Department for the development of a
City owned neighborhood park.
Principle LIV 24: School facilities will remain integral parts of neighborhoods and the community.
Policy LIV 24.1 - Coordinate Design, Planning and Siting of Schools
Work with the Poudre and Thompson School Districts and private and charter schools to ensure that
planning and siting of new schools and community facilities, such as libraries, parks, day care facilities,
recreation facilities and programs, adult education facilities, and cultural facilities, are coordinated.
Collaborate with the School Districts in the design, planning, and siting of new schools, and the operation,
retention, and repurposing of existing schools, in accordance with the following:
a. An elementary school should be located to serve every two to four neighborhoods and be situated
so students can easily walk or bike to school along safe routes with low traffic and with direct walking
connections from the neighborhoods served by the school. Forcing a child to walk along an arterial
street to reach a new elementary or middle school should be avoided.
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.ripleydesigninc.com
Waterfield ODP
City Plan — Principles and Policies
Page 5 of 9
In addition to protecting existing natural features, encourage integration of unique landscape features into
the design and architecture of development and capital projects. These unique features may range from
informal and naturalized to highly structured and maintained features. Some examples include tree
groves within a project, stormwater facilities that become naturalized over time, walls with vines,
drainageway enhancements, and other small, uniquely landscaped spaces.
Policy LIV 14.2 - Promote Functional Landscape
Incorporate practical solutions to ensure a landscape design is functional in providing such elements as
natural setting, visual appeal, shade, foundation edge to buildings, screening, edible landscapes, buffers,
safety, and enhancement of built environment. Consider and address practical details such as sight
distance requirements and long-term maintenance in landscape design.
Policy LIV 14.3 - Design Low Maintenance Landscapes
Design new landscaping projects based on maintainability over the life cycle of the project using proper
soil amendment and ground preparation practices, as well as the appropriate use of hardscape elements,
trees, mulches, turf grass, other plant materials, and irrigation systems. Low maintenance practices can
be achieved in both turf and non -turf planting areas, provided these areas are designed and installed to
minimize weeds, erosion and repairs.
Plant material will be selected based on water requirements, hardiness and ease of maintenance. Plants
will consist of trees that the City forester approves, evergreen and deciduous shrubs and high performing
grasses and perennials that require only seasonal maintenance. Turf areas are minimized. Xeriscape
principles of utilizing soil amendments, mulches and efficient irrigation will be followed to ensure that the
landscape is both attractive and sustainable.
Principle LIV 19: The City Structure Plan Map establishes the desired development pattern for the
City, serving as a blueprint for the community's desired future.
Policy LIV 19.1 - Land Use Designations
Utilize the City Structure Plan Map to set forth a basic framework, representing a guide for future land use
and transportation decisions.
The Waterfield Overall Development Plan is consistent with the goals and objectives of the City's
Structure Plan. The Neighborhood Center provides employment, retail and commercial opportunities
within one-third mile of the housing. The proposed school site and park site also contribute to the desired
Land Uses within the low density zone district.
PRINCIPLE LIV 21: New neighborhoods will be integral parts of the broader community structure,
connected through shared facilities such as streets, schools, parks, transit stops, trails, civic
facilities, and a Neighborhood Commercial Center or Community Commercial District.
Policy LIV 21.2 - Establish an Interconnected Street and Pedestrian Network
Establish an interconnected network of neighborhood streets and sidewalks, including automobile, bicycle
and pedestrian routes within a neighborhood and between neighborhoods, knitting neighborhoods
together and not forming barriers between them. Provide convenient routes to destinations within the
neighborhood:
■ Avoid or minimize dead ends and cul-de-sacs. The streets proposed within the Waterfield ODP all
connect to the larger street network.
■ Utilize multiple streets, sidewalks, and trails to connect into and out of a neighborhood. This project
will construct a portion of the 4-1ane arterial New Vine Street, plan for the future Timberline Road and
connect Turnberry Road from New Vine to Conifer Along with streets there will be a 10' wide
community trail along the north side of the property.
■ Design neighborhoods streets to converge upon or lead directly to the common areas in the
neighborhood, avoiding routes onto arterial streets. Where ever possible streets have a direct view
into common open space
Thinking outside of the box for over two decades.
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Waterfield ODP
Cite Plan — Principles and Policies
Page 4 of 9
Encourage design that complements and extends the positive qualities of surrounding development and
adjacent buildings in terms of general intensity and use, street pattern, and any identifiable style,
proportions, shapes, relationship to the street, pattern of buildings and yards, and patterns created by
doors, windows, projections and recesses. Compatibility with these existing elements does not mean
uniformity.
This project includes a mixture of MMN and LMN zoning districts. The ODP is consistent with the City's
Structure Plan in terms of residential densities proposed for the future.
Principle LIV 7: A variety of housing types and densities for all income levels shall be available
throughout the Growth Management Area.
Policy LIV 7.1 - Encourage Variety in Housing Types and Locations
Encourage a variety of housing types and densities, including mixed -used developments that are well -
served by public transportation and close to employment centers, shopping, services, and amenities.
This project proposes several different housing types The development is proposed to include three
housing types in the LMN area: paired homes, alley -loaded lots and single family lots. In addition, the
ODP includes a multi -family site adjacent to the existing Bull Run apartments. With the proposed
neighborhood center, residents of the project will be within a quarter of a mile of shopping, a school, park,
and employment areas.
Principle LIV 10: The city's streetscapes will be designed with consideration to the visual
character and the experience of users and adjacent properties. Together, the layout of the street
network and the streets themselves will contribute to the character, form, and scale of the city.
Policy LIV 10.1 - Design Safe, Functional, and Visually Appealing Streets
Ensure all new public streets are designed in accordance with the City street standards and design all
new streets to be functional, safe, and visually appealing, with flexibility to serve the context and purpose
of the street corridor. Provide a layout that is simple, interconnected, and direct, avoiding circuitous
routes. Include elements such as shade trees, landscaped medians and parkways, public art, lighting,
and other amenities in the streetscape. Approve alternative street designs where they are needed to
accommodate unique situations, such as "green" stormwater functions, important landscape features, or
distinctive characteristics of a neighborhood or district, provided that they meet necessary safety,
accessibility, and maintenance requirements.
A ten foot wide median is planned for a street running east and west. The curb shall be cut at regular
intervals so that stormwater may enter the median freely. The median will be functional as well as visually
appealing.
Policy LIV 10.2 - Incorporate Street Trees
Utilize street trees to reinforce, define and connect the spaces and corridors created by buildings and
other features along a street. Preserve existing trees to the maximum extent feasible. Use canopy shade
trees for the majority of tree plantings, including a mixture of tree types, arranged to establish urban tree
canopy cover.
Street trees will line all of the local roads and additional plant material shall be located along open space
corridors.
Principle LIV 14: Require quality and ecologically sound landscape design practices for all public
and private development projects throughout the community.
Policy LIV 14.1 - Encourage Unique Landscape Features
Thinking outside of the box for over two decades
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W'aterfield ODP
City Plan — Principles and Policies
Page 3 of 9
Principle ENV 18: The City will minimize potentially hazardous conditions associated with
flooding, recognize and manage for the preservation of floodplain values, adhere to all City
mandated codes, policies, and goals, and comply with all State and Federally mandated laws and
regulations related to the management of activities in floodprone areas.
Policy ENV 18.2 - Manage Risks
Seek to minimize risk to life and property by structural and non-structural design or modification of actions
in the floodplain where it is not otherwise practical to place structures and human activities outside of the
floodplain. Discourage new development in the 100-year floodplain to avoid additional modifications and
structural controls.
This project is not within the floodplain
Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of
the community's urban watersheds and streams as a key component of minimizing flood risk,
reducing urban runoff pollution, and improving the ecological health of urban streams.
Policy ENV 19.1 - Employ a Watershed Approach to Stormwater Management
Design stormwater systems to minimize the introduction of human caused pollutants. Pursue educational
programs and demonstration projects to enhance public understanding of pollution prevention efforts.
Design tributary systems for water quality control with appropriate use of buffer areas, grass swales,
detention ponds, etc. Include receiving water habitat restoration and protection in stormwater master
plans in conjunction with habitat mapping efforts.
Policy ENV 19.2 - Pursue Low Impact Development
Pursue and implement Low Impact Development (LID) as an effective approach to address stormwater
quality and impacts to streams by urbanization. Low Impact Development is a comprehensive land
planning and engineering design approach with a goal of minimizing the impact of development on urban
watersheds through the use of various techniques aimed at mimicking predevelopment hydrology.
Principle ENV 20: The City will develop an integrated stormwater management
program that addresses the impacts of urbanization on the City's urban watershed. As part of that
program, the City will implement requirements and strategies for multi -functional stormwater
facilities that support density goals for development and redevelopment at a sub -watershed level.
Policy ENV 20.4 - Develop Public/Private Partnerships
Employ public/private partnerships to optimize the balance between stormwater management and
compact development. Take advantage of opportunities to combine stormwater management needs from
both public and private lands.
A focus of this development will be stormwater quality. The northeast portion of the site will drain into a
ten foot wide planted median which will filter out the suspended solids from the water. It will then travel
west through a series of open space areas into the wetland. The intent is to clean the water but not to
infiltrate until it reaches the wetland. The south portion of the site will drain into a planted detention pond
to the south. The MMN district area shall have a series of grass swales to convey the water to the
wetland.
COMMUNITY AND NEIGHBORHOOD LIVABILITY
Principle LIV 6: Infill and redevelopment within residential areas will be compatible with the
established character of the neighborhood. In areas where the desired character of the
neighborhood is not established, or is not consistent with the vision of City Plan, infill and
redevelopment projects will set an enhanced standard of quality.
Policy LIV 6.2 - Seek Compatibility with Neighborhoods
Thinking outside of the box for over two decades.
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Waterfield ODP
City Plan — Principles and Policies
Page 2 of 9
Within this development there is an irrigation fed wetland. It is non -jurisdictional however we intend to
maintain and enhance the area. The grading within the development will direct storm water flows into this
wetland. The project will incorporate several water quality features to remove suspended solids from the
water while allowing the water to flow into the wetland. The wetland/natural area will be enhanced through
weed removal, diverse native plantings and long term maintenance.
Policy ENV 1.2 -Regulate Development along Waterways
Use development regulations, such as setbacks from natural features and performance standards, to
conserve and protect natural resources along the Poudre River, Spring Creek, Fossil Creek, Boxelder
Creek and other waterways.
An average of a 100 foot buffer shall be enhanced along the perimeter of the wetland. Any impacts or
encroachments by the development shall be mitigated above and beyond the baseline vegetation
enhancement.
Principle ENV 4: The City will pursue new opportunities to provide multifunctional
open lands.
Policy ENV 4.1 - Improve Connectivity
Explore opportunities for land conservation partnerships between Stormwater, Parks and Recreation,
Transportation, and Natural Areas departments to provide and enhance trail corridors to connect open
lands, to enhance wildlife habitat and corridors, and to improve bicycle and pedestrian access to schools,
parks, natural areas, rivers, shopping areas, and neighborhoods.
A multi -use recreation trail is planned adjacent to Timberline Road and along the northern boundary of
the site, eventually connecting to the community/regional trail system. Within the site, there will be many
smaller corridors to move people from the neighborhood into the park, school site and opens space
surrounding the wetland.
Policy ENV 4.3 - Improve Water Quality and Detention
Explore opportunities for Stormwater, Parks and Recreation and Natural Areas departments to partner on
acquiring lands to incorporate stormwater systems that improve water quality and contribute to the
ecological functioning of urban watersheds.
A focus of this development will be stormwater quality. The northeast portion of the site will drain into a
ten foot wide planted median which will filter out the suspended solids from the water. Storm flows will
then travel west through a series of open space areas into the wetland. The intent is to clean the water
but not to infiltrate until it reaches the wetland. The south portion of the site will drain into a planted
detention pond to the south. The MMN District area shall have a series of grass swales to convey the
water to the wetland.
Policy ENV 4.6 - Utilize Corridors
Provide public access, promote wildlife movement, and link neighborhoods, parks, and activity centers,
commercial centers, and streets through a network of open lands and trails along streams, drainageways,
and irrigation ditch corridors, where compatible with natural habitats, utilizing environmentally sensitive
trail design.
A multi -use recreation trail is planned adjacent to Timberline Road and along the northern boundary of
the site, eventually connecting to the community/regional trail system. Within the site, there will be many
smaller corridors to move people from the neighborhood into the park, school site and opens space
surrounding the wetland.
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 . tel. 970.224.5828 ■ fax 970.224.1662 •
www.ripleydesigninc.com
land planning ■ landscape architecture • urban design • entitlement
July 31, 2012
Waterfield Overall Development Plan (ODP) is supported by the following Principles
and Policies found in
City Plan
Fort Collins
Adopted February 15, 2011
STATEMENT OF APPROPRIATE CITY PLAN PRICIPLES AND POLICIES
ECONOMIC HEALTH
Principle EH 1: The City will pursue development of a vibrant and resilient economy that reflects
the values of our unique community in a changing world.
Policy EH 1.1 - Support Job Creation
Support the enhancement of the community's economic base and job creation by focusing on retention,
expansion, incubation, and recruitment efforts that bring jobs and import income or dollars to the
community, particularly businesses in the adopted Target Industry Clusters.
Within the Waterfield Overall Development Plan, a Neighborhood Center is planned which will add jobs to
north Fort Collins. It is anticipated that within the neighborhood center there will be an elementary school,
a day-care center and possible other commercial development.
ENVIRONMENTAL HEALTH
Principle ENV 1: Within the developed landscape of Fort Collins, natural habitat/ecosystems
(wildlife, wetlands, and riparian areas) will be protected and enhanced.
Policy ENV 1.1 - Protect and Enhance Natural Features
Use regulatory powers to conserve, protect, and enhance the resources and values of high value
biological resources such as wetlands, riparian areas, and wildlife habitat by directing development away
from sensitive natural areas. When it is not possible to direct development away from sensitive natural
resources the development will be integrated into these areas to minimize impacts and mitigate any
losses.
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662
www.ripleydesigninc.com
Waterfield ODP
Modification Request — Housing Types
Page 6 of 6
• The wetland/pond area that had been planned as a City owned and maintained
natural area now will have to be maintained by the future HOA and the developer is
required to provide a 100-foot buffer around the wetland.
• When the zoning of the southeast portion of the property was changed to MMN it
generated a requirement for increased density on Parcel B (13-acre site north of Bull
Run) and on the LMN portion remaining by virtue of still requiring 4 housing types.
It's very difficult to build a fourth product with only ten units (5% of the total in L-M-
N). The cost of designing the product would make it difficult without spreading that
cost over many more units. It would also be difficult to market because of the
inability to have model units that prospective buyers could view.
(4) the plan as submitted will not diverge from the standards of the Land Use Code that are
authorized by this Division to be modified except in a nominal, inconsequential way when
considered from the perspective of the entire development plan, and will continue to advance the
purposes of the Land Use Code as contained in Section 1.2.2.
The request for three housing types in the remaining LMN zone is inconsequential when
considered from the perspective of the entire development plan that originally included
the existing Bull Run apartments.
Consider the following:
• The Bull Run apartments and an additional 13 acres to the north of Bull Run
were rezoned to MMN in 2009 without the owner's participation.
• The area was zoned MMN to encourage multi -family housing at the intersection
of two enhanced travel corridors (Timberline and New Vine). This ODP does
propose multi -family development at the intersection.
• If the rezoning had not occurred, and the 13 acres were still in the LMN zone, no
Modification would be required, because four housing types are proposed. It
appears that the ODP as proposed provides the kind of housing choices that City
Plan envisioned. In order to meet the requirement, approximately ten dwelling
units would need to fall into one of the following housing type categories: multi-
family, townhomes, mixed -use dwellings, lots under 4,000 SF or mobile homes.
We don't believe that 10 units of an additional housing type would advance the
purposes of the Land Use Code better than the plan as proposed.
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.ripleydesigninc.com
Waterfield ODP
Modification Request — Housing Types
Page 5 of 6
• The new Vine Drive separates the existing school site from the existing park site and
reduces the size of the park by 1.6 acres.
• The 10-acre school site is now situated along a 4-lane arterial, which the school
district finds unacceptable. The developer must now re -negotiate with the school
district and parks department to change location in order to gain back the synergy
gained from having the school site next to the park.
• The natural resource value of the wetland/pond has declined. The City's Natural
Resource Division is do longer interested in purchasing the area partially because it
is no longer combined with a park and school site as originally envisioned.
• Since the Waterfield development was originally planned in 1997 City Plan was
adopted creating another layer of requirements that did not exist before. In 1997 the
entire site was zoned LMN. In 2009 the City changed the zoning on the Bull Run
apartment site and approximately 13 acres north of it, to encourage multi -family
housing at the intersection of the two enhanced travel corridors (Timberline and New
Vine). The zoning was changed from LMN to MMN as part of the Mountain Vista
Subarea planning process. In a different planning process, the City's Land Use
Code was changed to add requirements for additional housing types in the LMN
District, such that parcels containing more than 20 acres are required to include 4
housing types. The effect of these two changes on the Waterfield property is
significant. The project as a whole is proposing four housing types; however,
because of the changes to the zoning, the proposed development plan requires a
Modification to allow just three housing types in the LMN portion of the property.
The re -zoning of the land north of Bull Run effectively locked in the fourth housing
type for the Waterfield development when viewed as a whole project (versus as
individual and separate zone districts). Given all these constraints and City
imposed change, we believe the Waterfield development should be allowed some
flexibility in how four housing types are viewed.
The changes have resulted in significant hardships for the developers of the property.
• A school site was dedicated and now the proposed alignment of New Vine makes it
unacceptable as a school site. The land does not automatically revert back to the
owner, nor is the developer automatically exempted from impact fees that the City
collects for the school district. (fees that were not required in 1997 when the school
site was dedicated)
• The ROW of New Vine will absorb approximately one third of the dedicated park
site, so additional land is needed for a viable park site.
• The New Vine alignment separates the park site and the school site, effectively
eliminating the synergy created when the two uses are adjacent to each other. This
separation also affected the Natural Resource Division's decision to not purchase
the natural area.
• The New Vine Drive increases the burden of land dedication, financing and
construction of streets.
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.ripleydesigninc.com
Waterfield ODP
Modification Request — Housing Types
Page 4 of 6
Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict
application of such a standard would render the project practically infeasible;
The project as proposed would provide housing types that are most sought after by
young families in a price range that is affordable for the average family.
(3) by reason of exceptional physical conditions or other extraordinary and exceptional
situations, unique to such property, including, but not limited to, physical conditions such as
exceptional narrowness, shallowness or topography, or physical conditions which hinder the
owner's ability to install a solar energy system, the strict application of the standard sought to be
modified would result in unusual and exceptional practical difficulties, or exceptional or undue
hardship upon the owner of such property, provided that such difficulties or hardship are not
caused by the act or omission of the applicant;
Requiring a fourth housing type in the LMN area creates hardship in the following ways:
1. The fourth housing type (multi -family, townhomes, mixed -use dwellings, lots under
4,000 SF or mobile homes) would not be as desirable for the target market which is
young families. Adding one of these other housing types reduces the number of lots
that are intended to serve the target market. Forcing a developer/builder to provide
housing without a market demand for that housing will increase the cost of
development and ultimately the housing cost to the consumer.
2. The Waterfield property was originally planned in 1997 and amended in 2003. While
the planning approvals have lapsed, we believe the City should give some
consideration to the development challenges that exist because of circumstances
out of the Applicants control. Although all of these issues are not directly related to a
fourth housing type, they do contribute to the cost of development and have an
impact on the ultimate success of the project. Adding a fourth housing type that is
less marketable just increases the hardship.
The following changes have occurred since 2003:
• The alignment of Vine Drive on the Master Street Plan has shifted to the north,
dividing the development plan with a four -lane arterial street with a 115-foot right-of-
way and designated as an enhanced travel corridor. The new street adds additional
cost burden without adding value to the project. Typically, four -lane arterials are
section line roads that are located on the edge of the property where the developer
is required to dedicate only one-half, or 57.5 feet, of the full dedication. In the case of
New Vine, however, this developer will be required to dedicate the full 115 feet since
New Vine bisects the property.
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.ripleydesigninc.com
Waterfield ODP
Modification Request —Housing Types
Page 3 of 6
• Coordinates planning with schools
• Fosters a sense of community with school
• Provides a neighborhood center
The Applicant is requesting to be allowed to develop three housing types in the LMN
portion of the ODP, rather than four as the Land Use Code would normally require.
Justifications
The Land Use Code states that the decision -maker may grant a modification of standards only if
it finds that the granting of the modification would not be detrimental to the public good; and the
decision -maker must also find that the Modification meets one of the following four criteria
described in the LUC.
(1) the plan as submitted will promote the general purpose of the standard for which the
modification is requested equally well or better than would a plan which complies with the
standard for which a modification is requested;
We believe the Waterfield Overall Development Plan (ODP) will promote the general
purpose of the standard which is to provide a variety of housing choices equally well or
better than a plan that would comply with the standard.
For example, we could remove a portion of single family homes and add another multi-
family project and meet the requirement for a fourth housing type in the LMN. Given
that 176 multi -family units already exist (Bull Run apartments) and more are planned
for the future immediately adjacent to the LMN site, we don't believe adding more multi-
family units serves the market or the community very well.
Generally speaking, growing families prefer to live in a single family home with a back
yard for kids to play, where pets can be accommodated and the family can grow a
garden if they choose to. Proximity to a future park and elementary school makes the
site ideal for the kind of housing young families typically try to find. We believe that the
proposed single family lots, alley -loaded lots and paired homes provide the appropriate
housing choices for this emerging neighborhood.
(2) the granting of a modification from the strict application of any standard would, without
impairing the intent and purpose of this Land Use Code, substantially alleviate an existing,
defined and described problem of city-wide concern or would result in a substantial benefit to
the city by reason of the fact that the proposed project would substantially address an important
community need specifically and expressly defined and described in the city's Comprehensive
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.ripleydesigninc.com
Waterfield ODP
Modification Request— Housing Types
Page 2 of 6
(d) A single housing type shall not constitute more than eighty (80) percent or less than five (5)
percent of the total number of dwelling units.
Reason for the Request
The Waterfield development was initially planned in 1997 and at that time the entire site
was zoned LMN. The Project Development Plan included a variety of housing types, a
school site, a park site, a neighborhood center and a natural area around the wetland.
In 2009 the City changed the zoning on the existing Bull Run apartment site and
approximately 13 acres north of it, to encourage multi -family housing at the intersection
of the two enhanced travel corridors (Timberline and New Vine). The zoning was
changed from LMN to MMN as part of the Mountain Vista Subarea planning process.
The owner of the property at the time did not participate in the process that resulted in
the property being rezoned. The Applicant does not have an issue with providing multi-
family housing near the intersection of the enhanced travel corridors (Timberline and
New Vine). However, the result of 13 acres being rezoned to MMN along with the City's
new requirement for four housing types in the LMN District has resulted in a serious
hardship for the remaining Waterfield property.
There is currently 103 acres of land zoned LMN. After removing the school site, the
park site, the neighborhood center, the natural area and the right-of-way for New Vine
Drive there is approximately 47 acres left for residential development within the area
zoned LMN. Given that Bull Run apartments exists and that another 13 acres adjacent
to New Vine Drive is planned for multi -family development, a fourth housing type in the
remaining LMN area isn't needed to accomplish the City's goal of providing a variety of
housing types. The Applicant believes that the Waterfield'site is an excellent location
for single family homes on smaller lots, affordable for young families. The proximity to a
park, an elementary school and a natural area support this view. The ODP as a whole
incorporates four housing types excluding the existing Bull Run apartments. Three
housing types are proposed in the LMN area including paired housing, alley -loaded
houses and traditional single family lots. The developer proposes to meet the City's
density requirements in both the LMN and MMN portions of the project.
The proposed development plan is supported by many City Plan policies and we
believe achieves the intent of the City's Land Use Code in regard to housing types and
densities. It exemplifies the City's principles and policies in regard to neighborhoods in
the following ways:
• Interconnected street and pedestrian network
• Walkable blocks
• Varied housing types and models
• Multi -family design variation
• Interesting streetscapes
• Integrates natural features
• Provides neighborhood parks, open space and trails
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224,1662 ■
www.ripleydesigninc.com
land planning ■ landscape architecture ■ urban design ■ entitlement
October 30, 2013
Modification Request
DIVISION 4.5 LOW DENSITY MIXED -USE NEIGHBORHOOD DISTRICT
(D) Land Use Standards.
(2) Mix of Housing. A mix of permitted housing types shall be included in any individual
development plan, to the extent reasonably feasible, depending on the size of the parcel. In order
to promote such variety, the following minimum standards shall be met:
(a) A minimum of three (3) housing types shall be required on any project development plan
containing twenty (20) acres or more, including such plans that are part of a phased overall
development; and a minimum of four (4) housing types shall be required on any such project
development plan containing thirty (30) acres or more.
(b) To the maximum extent feasible, housing types, block dimensions, garage placement, lot sizes
and lot dimensions shall be significantly and substantially varied to avoid repetitive rows of
housing and monotonous streetscapes. For example, providing distinct single-family detached
dwellings or two-family dwellings on larger lots and on corners and providing small lot single-
family dwellings on smaller lots abutting common open spaces fronting on streets are methods
that accomplish this requirement.
(c) The following list of housing types shall be used to satisfy this requirement:
1. Single-family detached dwellings with rear loaded garages.
2. Single-family detached dwellings with front or side loaded garages.
3. Small lot single-family detached dwellings (lots containing less than four thousand [4, 000]
square feet or with lot f tontages of forty [40]feet or less) if there is a difference of at least two
thousand (2, 000) square feet between the average lot size for small lot single-family detached
dwellings and the average lot size for single-family detached dwellings with front or side loaded
garages.
4. Two-family dwellings.
5. Single-family attached dwellings.
6. Mixed -use dwelling units.
7. Multi family dwellings (limited to twelve [12] dwelling units per building);
8. Mobile home parks.
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.ripleydesigninc.com
Waterfield ODP - Planning Objectives
July 31, 2013
Page 2 of 2
a ten foot wide, east -west, community bike trail is proposed adjacent to Timberline Road and along the
northern border of the site. The alignment of this trail will be coordinated with the Parks Department
during the PDP process.
The original development plan for the Waterfield site included the now existing Bull Run apartments, and
another smaller scale multi -family project, as well as single family houses. The current ODP without the
Bull Run Apartment project included will provide four housing types including multi -family housing on the
11 acres re -zoned to MMN in 2009, paired housing, alley -loaded houses and traditional single family lots.
The Land Use Code requires sites over twenty acres in size in the LMN district to include four housing
types. A Modification Request to allow three housing types instead of four in the LMN portion of the site
is attached.
As a result of Vine Drive shifting to the north, part of Merganser Drive will be removed and straightened to
allow a full movement intersection with New Vine Drive. This also allows the streets to intersect at 90
degrees. Turnberry Road will be constructed between New Vine Drive and Conifer Street to service the
school and park sites as well as to provide access to the proposed neighborhood center. Access points
into the southern portion of the site include the existing Merganser Drive and a second point of access
from existing Vine Drive further to the west. In addition, there will be a new local street connecting to
Timberline Road approximately 530 north of New Vine Drive.
The ODP proposes to enhance the existing wetland/natural area so that it can be a valuable shared
resource for the residential neighborhood, the park and the school. Observation wells drilled at the site in
June of this year revealed that the depth to ground water ranged from 3.5 to 15.5 feet. Cedar Creek,
environmental consultants hand drilled additional holes within the wetland area and found ground water
closer to the surface but still at least 12 inches below grade' Cedar Creek concluded that the existing
wetland is not being fed from ground water, but exists because of surface flows, from rainfall and
irrigation of adjacent agricultural fields. The wetland is a low spot on the property with no existing outfall.
The ODP proposes to direct storm water flows to the wetland area through a series of bio-swales. This
strategy will provide water quality treatment of storm flows and help maintain the wetland. The proposed
development is planned to encroach into the wetland on the southeast side, resulting in a loss of
approximately .18 acres of low quality wetland habitat. The Project Development Plan for this portion of
the project will include a wetlands mitigation proposal. Along with the bio-swales and wetland an existing
detention pond along the southern portion of the site will also be renovated and utilized.
A neighborhood center is proposed in the northeastern portion of the site adjacent to the future Conifer
Drive. We believe this location for a neighborhood center will not only serve this -property but is also
centrally located to serve future projects to the west and to the north. Anticipated uses within the
neighborhood center could potentially include a daycare center, offices, a church, a public facility like a
fire station or mixed -use dwelling units.
The first phase Project Development Plan will be submitted upon approval of this ODP and construction
will begin in the spring of 2014. The future phases of the ODP shall be planned and constructed as the
market demand allows.
land planning ■ landscape architecture ■ urban design ■ entitlement
July 31, 2013
Waterfield
OVERALL DEVELOPMENT PLAN
Planning Objectives
The Waterfield development was initially planned in 1997 and at that time the entire site was zoned LMN.
The Project Development Plan included a variety of housing types, a school site, a park site, a
neighborhood center and a natural area around the wetland. In, 2003, the Waterfield development plan
was modified to eliminate lots proposed north and west of the wetland area to allow the City's Natural
Resource Division to purchase the natural area. While the vesting for the 1997 and 2003 Project
Development Plans have lapsed, many decisions regarding future development of the property have
been made. A school site, a park site, and future street right-of-ways were dedicated in anticipation of
developing a residential community in the future. Since 2003 several changes have occurred that affect
the future development of the site. The most significant changes are:
The alignment of Vine Drive on the Master Street Plan -has shifted to the north, dividing the
development plan with a four -lane arterial street with a 115-foot right-of-way and designated as
an enhanced travel corridor.
The City's Natural Resource Department is no longer interested in acquiring the existing
wetland/natural area on the site.
In 2009 the City changed the zoning on the existing Bull Run apartment site and approximately
11 acres north of it, to encourage multi -family housing at the intersection of the two enhanced
travel corridors (Timberline and New Vine). The zoning was changed from LMN to MMN as part
of the Mountain Vista Subarea planning process.
Despite these challenges, the current developers of the site are excited about the opportunities that exist
and have worked to create an Overall Development Plan (ODP) that satisfies the land use objectives
contained in City Plan, as well as the development objectives of the Poudre School District (PSD) and
the City's Parks Department.
The 10-acre school site that had been dedicated with the 1997 development plan is now situated adjacent
to the proposed New Vine Drive, a four -lane arterial street. This made the school site unacceptable to
PSD. In a similar fashion the New Vine Drive cut through the previously dedicated park site reducing it's'
size and eliminating the synergy that existed with the school and park sites being adjacent to each other.
The Applicant worked with the Parks Department and with PSD to change the location of their sites. The
ODP proposes to trade the existing school site for a similar size parcel located to the north along future
Turnberry Road. This site is located on a local street and is adjacent to both the wetland/natural area and
the park site, restoring the synergy that was envisioned by the original developers. The current
developers plan to dedicate additional property to the City's Parks Department resulting in an 8.1-acre
park site. Both PSD and the Parks Department are in agreement with the proposed changes. In addition,
land planning ■ landscape architecture ■ urban design ■ entitlement
TABLE OF CONTENTS
1. Planning Objectives
2. Modification Request for 3 Housing Types
3. City Plan Principles and Policies
4. Neighborhood Meeting Notes
5. Response to PDR Comments
6. Name and Address of Property Owners
7. Poudre School District — Letter of Intent
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■
www.ripleydesigninc.com