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HomeMy WebLinkAboutWHITHAM PROPERTY - ODP - 24-02B - CORRESPONDENCE -Number: 25 Created: 8/13/2003 Please include major bike and pedestrian routes on the ODP. This needs to include both off- street and on -street facilities. Additionally, bike facilities need to be extended from the Greenfields / International intersection eastward to the Cooper Slough Trail (see red lines). Number: 26 Created: 8/13/2003 The proposed Cooper Slough trail alignment will most likely shift to the west as it approaches Vine Drive in order to accommodate a grade separated crossing and align with the proposed trail north of Vine Drive. Please work closely with the proposed development to the north and the City on aligning this trail. Number: 27 Created: 8/13/2003 It may not be possible to cross the railroad tracks at grade with the Cooper Slough Trail. If this is not allowed by the railroad company then the trail alignment will most likely have to shift west along the railroad right-of-way or the buffer zone up to the Greenfields crossing. Number: 28 Created: 8/13/2003 Is the proposed 30' buffer from the railroad tracks from the actual tracks or from the railroad R.O.W.? FYI - from discussions with the railroad company during the East Mulberry Corridor Plan, they had expressed interest in establishing a larger buffer zone. There are several significant comments that must be addressed prior to this item going to a Planning and Zoning Board public hearing. Another round of review may be necessary; _ however, it is possible that this item could be scheduled for public hearing if the main issues can be resolved quickly. If another round of review is going to be done then the proposal is subject to the 90-day revision re -submittal requirement (from the date of this comment letter, being August 29, 2003) as set forth in Section 2.2.11(A) of the Land Use Code. Be sure and return all of your red -lined plans when you re -submit. The number of copies of each document to re -submit is shown on the attached Revisions Routing Sheet. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at 221-6341. Yours Truly, 4tev Ol City Planner Page 7 Topic: Off -site Channel Number: 31 Created: 8/14/2003 The channel between this site and the Cooper Slough will need to be designed and built with the upcoming PDP on this site. Please note that such a channel will require the developer of this site to obtain a drainage easement the property owner downstream to the Cooper Slough. Any off -site grading in the Cooper Slough area will need to be ecologically sensitive and take into account the natural resource requirements of grading into wetlands. Topic: Off -site flows Number: 30 Created: 8/14/2003 Your drainage report states that it was assumed that there were no off -site drainage contributions to this site. This statement should be removed from the text of the report. The plan for this site should take into consideration off -site flows from the north and northwest (north of Vine, west of this property) that will need to pass flows from their site to the Cooper Slough. It is strongly suggested that all developers work jointly to provide drainage facilities that can accommodate existing drainage patterns as identified in the Cooper Slough master drainage plan. Topic: Railroad Crossing Number:32 Created: 8/14/2003 It seems that this site will be proposing the installation of drainage facilities under the railroad tracks. It is suggested that the developer enter into negotiation with the railroad company for such a crossing early in the PDP process, as typically this has been a critical and time consuming requirement. Department: Transfort Issue Contact: Garold Smith Topic: General Number: 1 Created: 7/21 /2003 No comments Department: Transportation Planning Issue Contact: Tom Reiff Topic: Transportation Number: 21 Created: 8/13/2003 What is the status of the proposed at grade railroad crossing for Delozier Drive? If the at grade crossing is not granted by the railroad company, will Delozier north of International remain as a collector? Please label the street as Delozier Drive on the ODP. Number: 22 Created: 8/13/2003 It is unclear from the TIS what the projected traffic volumes will be for Delozier and the east to west collector. Please remove the indicated right-of-way dedication. This will be determined at the PDP stage. Number: 23 Created: 8/13/2003 Additional proposed access points (shaded arrows) need to be added to several sections of the parcel's property line (see red lines). This is to ensure that the street pattern and connectivity standards in section 3.6.3 of the Land Use Code are met. Proposed access points to developable or redevelopable properties shall not exceed 660' in spacing and access from an arterial street needs to be spaced at a minimum of 460' to a maximum of 660'. Page 6 Department: Stormwater Utility Issue Contact: Basil Harridan Topic: Drainage Report Number: 33 Created: 8/14/2003 The drainage report for this site lists some general detention volumes, however it is not clear how these rough numbers were arrived at as no calculations were included. Please provide supporting documentation for your rough estimates for required detention volumes. It is suggested that a more detailed drainage study than the one submitted be prepared at the ODP level since that will set the stage for any future PDP submittal and would greatly help in any master planning effort for this site. Topic: F/oodp/ain Comments Number: 20 Created: 8/12/2003 Witham Property ODP Floodplain Admin. Comments Susan Hayes 8-12-03 1. Please show and label both the City 100 year floodplain and the FEMA 100-year, 500- year and floodway limits on both the ODP and Drainage Plan. 2. The City will soon adopt a new City designated floodway along Cooper Slough. The attached map shows the proposed boundary. Although it appears not to encroach onto the Witham property, please show it on the ODP and Drainage Plan also, since it is so close. " 3. Please clarify on the plans the difference between the floodplain lines and the required buffer zones. 4. The drainage report states they hope to divert more flows into Cooper Slough by showing they can beat the peak flow. This analysis must also consider the floodplain ponding downstream at the railroad crossing and Mulberry. No increase to the floodplain can occur downstream. 5. In the drainage report, please add more description of the floodplain and how it impacts the site. 6. The proposed offsite channel taking flows to Cooper Slough will be constructed in the floodplain and floodway. A floodplain modeling report may be required depending on what is proposed. A floodplain use permit for any construction in the floodplain is required. 7. In the Statement of Planning Objectives the location of the floodplain is incorrect. The floodplain is in the southeast, not southwest corner, and ALSO along a portion of the eastern property line. The SPO also states detention may be located in the floodplain (this contradicts the drainage report). If so, any construction must meet floodplain regulations and requires a floodplain use permit Page 5 Number: 14 Created: 8/12/2003 WATER SUPPLY: Commercial No commercial building can be greater then 300 feet from a fire hydrant. Fire hydrants are required with a maximum spacing of 600 feet along an approved roadway. Each hydrant must be capable of delivering 1500 gallons of water per minute at a residual pressure of 20 psi. 1997 UFC 901.2.2.2 Number: 15 Created: 8/12/2003 These two conditions, if not met would require the instillation of a fire sprinkler system. 1) Water Supply - If a hydrant, when required can not be provided for whatever reason, a fire sprinkler system shall be provided. 2) Fire Apparatus Access - When any portion of the facility or any portion of an exterior wall of the first story of the building is located more then 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility it shall be fire sprinklered. Number: 16 Created: 8/12/2003 ADDRESS NUMERALS: Address numerals shall be visible from the street fronting the property, and posted with a minimum of 6 inch numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). 1997 UFC 901.4.4 Number: 17 Created: 8/12/2003 STREET NAMES: Street names shall be verified and reviewed by LETA prior to being put in service. 1997 UFC 901.4.5 Number: 18 Created: 8/12/2003 CUL-DE-SAC: A dead-end street cannot exceed six -hundred -sixty (660) feet in length. The turn -around at the end of the street must have a outside turning radius of fifty (50) feet or more, and an inside turning radius of twenty-five (25) feet. Short fire lanes are permitted to facilitate a second point of access when a street is greater then 660 feet. All structures beyond the 660 feet limit must be fire sprinklered if a second point of access cannot be provided. 1997 UFC 902.2.2.3 Number: 19 Created: 8/12/2003 Additional Fire Department requirements may be required when detailed site plan is submitted. Department: Police Topic: General Number: 29 No comments. Issue Contact: Joseph Gerdom Created: 8/13/2003 Page 4 ,/ Number: 9 Created: 8/8/2003 Remove buffer distance along railroad tracks, buffer will be determined by railroad at site specific development plan submittal. Number: 10 Remove reference to right-of-way dedication specific project development plan. Created: 8/8/2003 Footage needs will be determined at time of Number: 11 Created: 8/8/2003 Okay with Engineering to schedule for public hearing when requested changes are made. Department: Natural Resources Issue Contact: Doug Moore Topic: General Number: 2 Created: 8/4/2003 Natural Resources will support the reduction in the Cooper Slough Buffer Zone from 300' to 260' along this project under these conditions: • The proposed trail and its easements are to remain outside of the buffer area. (If the trail alignment changes NRD will need to reconsider the decision to reduce the buffer zone). • Revegetation/restoration efforts are under taken within the buffer area adding plantings that will help to screen of the feature and enhance the habitat value. A reminder that when a reduction in the buffer distance occurs then the entire project needs to comply with the Buffer Zone Performance Standards. 3.4.1(E)(1)(a-h) A detailed response to how the project meets these standards with be needed from the projects environmental consultant. Number: 3 Created: 8/4/2003 Proposed trail location should be discussed between City department. Current depiction may not be feasible. Department: PFA Topic: General Issue Contact: Michael Chavez Number: 12 Created: 8/12/2003 REQUIRED ACCESS: A fire department access road shall be provided and maintained unobstructed. 1997 UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1; LCLUC Number: 13 Created: 8/12/2003 WATER SUPPLY: Residential (Within GMA) No Residential building can be greater then 400 feet from a fire hydrant. Fire hydrants are required with a maximum spacing of 800 feet along an approved roadway. Each hydrant must be capable of delivering 1000 gallons of water per minute at a residual pressure of 20 psi. 1997 UFC 901.2.2.2 Page 3 b. Is there irrigation water available to Parcel E? Topic: Transportation Number: 38 Created: 8/29/2003 Comments regarding potential future alignment of East Vine Drive and Adequate Public Facilities transportation implications have not been received from Engineering and Traffic Operations. Input from those departments is needed prior to scheduling this item for public hearing. Topic: Utilities Number: 34 Created: 8/26/2003 Len Hilderbrand of Xcel Energy (Public Service) offered the following comments: a. Public Service will serve the project with the natural gas distribution. b. Public Service believes that Poudre Valley REA or the City of Fort Collins will serve the electric distribution. Number: 35 Created: 8/26/2003 Dennis Gree.nwalt of Comcast Cable TV asked the following questions: a. Will the developer be providing sleeving under the railroad tracks for all utilities? If not, will the developer be reimbursing the utilities for their cost to cross the tracks? b. How will the added drainage to the Cooper Slough affect the homes and developments downstream? Will this be changing the water table? Department: Engineering Issue Contact: Dave Stringer Topic: General Number: 4 Created: 8/8/2003 Do not show local street connections in heavy line weight, as these will be determined at time of specific project development plans. Please show these with lighter line weights. Add note that final determination of local street connections will be made at time of Project Plan submittal. Number: 5 Created: 8/8/2003 Intersection of western most collector and railroad tracks at East Vine Drive needs to be labeled as possible future connection. Number: 6 Created: 8/8/2003 Do not show right-of-way widths of collector and arterial streets, as these will be determined with specific project development plans. Number: 7 Created: 8/8/2003 Show continuation of access from intersection of 2 lane arterial streets to the east at southern property boundary. Number: 8 Created: 8/8/2003 At northeast corner of property show connection to the ImuTek property. Page 2 J STAFF PROJECT REVIEW Citvof Fort Collins BHA Design, Inc. Date: 8/29/2003 c/o Roger Sherman 4803 Innovation Drive Fort Collins, CO. 80525 Staff has reviewed your submittal for WHITHAM PROPERTY OVERALL DEVELOPMENT PLAN (ODP) - TYPE 11 (LUC) - #24-02B, and we offer the following comments: 1*411*3 Department: Current Planning Issue Contact: Steve Olt Topic: General Number: 37 Created: 8/26/2003 Pete Wray of the Advance Planning Department offered the following comments: a. The proposed "multi -use" trail alignment should be along, and stay on, the east edge of the Whitham Property. It should cross under East Vine Drive west of the existing Waterglen development. b. There should be only one at -grade crossing of the railroad tracks with development on the Whitham Property. C. The proposed collector street along the west property line should be a local street and should end and turn to the west at the north collector street shown on the property to the west. This north - south street should not continue north to East Vine Drive. Number: 39 Created: 8/29/2003 This development proposal (ODP) does not meet the contiguity requirement set forth in Section 3.7.2 of the Land Use Code (LUC), unless it can be demonstrated that at least one of the Waiver/Exceptions in Section 3.7.2(C) applies to this proposal. Number: 40 Created: 8/29/2003 The ODP does not appear to address Street Pattern and Connectivity Standards set forth in Sections 3.6.3(D), (E), and (F) of the LUC. Number: 41 Created: 8/29/2003 Please denote on the ODP the general, anticipated buffer west of ImuTek along the east side of the subject property. Number: 42 Created: 8/29/2003 Collector street names must be selected from the City's official street name list. Topic: Recreation Number: 36 Created: 8/26/2003 Craig Foreman of the Parks Planning Department offered the following comments: a. Parks Planning would like to explore the possibility of a public neighborhood park site in Parcel E. It should be about 8 acres in size. Page I