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HomeMy WebLinkAboutSIDEHILL (JOHNSON PROPERTY) - ODP - 32-01A - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWTHE JOHNS0N PROPERTY FORT COLLINS, COLORADO jULY 1 8, 2001 LEGAL DESCRIPTION A TRACT OF LAND SITUATE IN SECTION 20, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE 6TH P.M., LARIMER COUNTY, COLORADO, WHICH, CONSIDERING THE SOUTH LINE OF SAID SECTION 20 AS BEARING EAST AND WEST, AND WITH ALL BEARINGS CONTAINED HEREIN RELATIVE THERETO, IS CONTAINED WITHIN THE BOUNDARY LINES WHICH BEGIN AT A POINT WHICH BEARS EAST 1337.40 FEET, AND AGAIN N00'51'00"W 1748.80 FEET FROM THE SOUTHWEST CORNER OF SAID SECTION 20, AND RUNS THENCE N00'51'00"W 1479.02 FEET TO A POINT ON THE SOUTHERLY RIGHT-OF-WAY LINE OF THE EXISTING RAILROAD; THENCE ALONG SAID SOUTHERLY RIGHT-OF-WAY LINE, S50012'00"E 5042.05 FEET TO A POINT ON THE SOUTH LINE OF SAID SECTION 20; THENCE ALONG SAID SOUTH LINE, WEST 2587.66 FEET TO THE SOUTHEAST CORNER OF THE PROPERTY DEEDED TO CARGILL IN BOOK 1383 AT PAGE 143; THENCE ALONG THE EASTERLY AND NORTHERLY BOUNDARY OF SAID PROPERTY DEEDED TO CARGILL, N00'34'00"E 339.79 FEET, AND AGAIN N15'14'00'W 193.40 FEET, AND AGAIN N50'23'00"W 360.30 FEET, AND AGAIN N42'24'00"W 246.15 FEET, AND AGAIN N50' 48'00"W 366.40 FEET, AND AGAIN N38'26'30"W 729.12 FEET, AND AGAIN N77'15'00"W 36.75 FEET TO THE POINT OF BEGINNING, AND A TRACT OF LAND SITUATE IN THE WEST ONE-HALF OF SECTION 20, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE 6TH P.M., LARIMER COUNTY, COLORADO WHICH CONSIDERING THE SOUTH LINE OF THE SOUTHWEST ONE- QUARTER OF SAID SECTION 20 AS BEARING N90' 00'00"E AND WITH ALL BEARINGS CONTAINED HEREIN RELATIVE THERETO IS CONTAINED WITHIN THE BOUNDARY LINES WHICH BEGIN AT THE SOUTHWEST CORNER OF SAID SECTION 20 AND RUN THENCE N90'00'00"E 1337.40 FEET ALONG THE SOUTH LINE OF THE SAID SOUTHWEST ONE -QUARTER TO THE SOUTHWEST CORNER OF THE TRACT DESCRIBED IN BOOK 1383 AT PAGE 143 OF THE LARIMER COUNTY RECORDS; THENCE ALONG THE WEST LINE OF THE SAID TRACT ALONG AN EXISTING FENCE LINE, N00'51'00"W 1748.80 FEET TO THE NORTHWEST CORNER OF THE SAID TRACT; THENCE CONTINUING ALONG THE EXISTING FENCE LINE N00' 51'00"W 1480.05 FEET TO A POINT ON THE SOUTHWESTERLY RIGHT-OF-WAY LINE OF THE BURLINGTON NORTHERN RAILROAD; THENCE ALONG THE SAID RIGHT-OF-WAY LINE N50'11'57"W 1359.36 FEET AND AGAIN ALONG THE ARC OF A 2914.93 FOOT RADIUS CURVE TO THE RIGHT OF DISTANCE 409.71 FEET, THE LONG CHORD OF WHICH BEARS N46' 10'21 "W 409.38 FEET TO A POINT ON THE WEST LINE OF THE NORTHWEST ONE -QUARTER OF SAID SECTION 20; THENCE S00'45'40"E 1730.46 FEET ALONG THE WEST LINE OF THE SAID NORTHWEST ONE -QUARTER; THENCE S00'35'15"E 2651.99 FEET TO THE POINT OF BEGINNING. JOHNSON PROPERTY Overall Concepts for the Master Plan July 11, 2001 • Come to terms with City on various zoning districts as it related to structure plan. • Rezone Application/Zoning Map • ODP Application/Submittal Package • Planning Commission Hearing for Rezone - City Council- 2 readings for Rezone • Planning Commission Hearing for ODP SMW:jsi S:\WP\PR0JECTS.1-P\Johnson Property comments on master plan.doc 10 JOHNSON PROPERTY Overall Concepts for the Master Plan July 11, 2001 f believe Craig Foreman's requested site acreage included area for irrigation pond. 11. Current Planning: a. Refer to Section 3 (General Development Standards), and Section 4 (Specific Zoning District Standards) in the Land Use Code for the standards that apply to your proposed development. The Land Use Code is available to view on the internet at www.ci.fort- collins.co.us/CITY HALL/CODES. Comment acknowledged. b. We need to carefully coordinate the Sharp Point extension to Drake as shown with the unique needs of the possible historic buffer around the barn site and the possible preservation of the valley wall. This connection must also be coordinated with Traffic Operations and Transportation Planning. Comment acknowledged. c. We would like to arrange for representatives from the James Company and Downing, Thorpe & James, Inc. to go on a tour of developments with us. The intent of the tour is to look at examples of what the City does and does not want with regard to the quality and configuration of the development. We attended a tour with Cameron and Troy, visiting three (3) sites the City regards as quality developments. d. We encourage working together with Cargil. We have attempted to work with the Cargif representatives with no success. The will not be included in our ODP Submittal. e. The wastewater treatment plant has the need for some substantial buffering around their facility. Melinda from the James Company met with Steve Comstock and they discussed the requested buffer. We are allowing extra open space/detention area between the wastewater treatment plant and the future residence. We will continue to discuss buffer zone planting/berming treatment. The first step we need to all come to terms with together is the appropriate locations for the various zone districts. Once we work out a zoning solution that both the City and your team feels comfortable with, the property will officially have to be rezoned. Once the rezone takes affect, the review and eventual approval of the Overall Development Plan (ODP) will be the next step. After the approval of the ODP, the site specific plan for a single phase of development is a Project Development Plan (POP). Schedule as we understand it. JOHNSON PROPERTY Overall Concepts for the Master Plan July 11, 2001 c. Work with Karen McWilliams, Historic Preservation Planner, regarding these issues. She was not able to attend the conceptual review meeting, but has been involved in the project. She has indicated that each site needs a buffer. We have scheduled several meetings with the Historic Preservation Department, but they were unable to keep these meeting times. We have hired a Historic Preservation Consultant and have based our plan on this reports findings. Karen has seen the reports. 10. Park Planning: The proposed park site is not acceptable for the following reasons: a. Much of the park site is on top of the natural area buffer requirement for the ditch. We can be next to such a buffer, but not on top of due to the need to minimize wildlife impact by people. We have met with Craig Foreman and discussed his concerns and desires. We have modified the park location, arrangement, and shape to conform to the park planning request. b. The historical farm building cannot be a portion of the park. The cost associated with trying to utilize such a structure in a park would greatly impact our limited park budget. Again, we can be next to the site. We have relocated the park to remove the farm buildings from public park. c. The long, narrow park site does not provide adequate relief from the urban environment; i.e., noise, traffic, etc. We need a park that is more rectangular or square in shape to develop a good park for the citizens. We have modified plan and park accordingly. d. Level ground is needed for the development of turf areas, ballfields, etc. We have modified plan and park accordingly. e. Our fees are based on some street frontage, this proposed layout has way too much street frontage for our fees to cover. We are still proposing wrapping the majority of the neighborhood park with street frontage - we will need to keep talking about this issue. f. We need to be able to get irrigation water to the park site without pumping. The development of an irrigation pond on the park site allows us to use raw water. This saves considerable costs compared to using domestic water to irrigate the park. r'� JOHNSON PROPERTY Overall Concepts for the Master Plan July 11, 2001 b. Be sure that your internal pedestrian and bicycle circulation provides direct connections to parks and community facilities. Major roads within the project will have detached sidewalks and on street bike lanes, and we have connections to both adjacent residential/commercial projects. c. Bicycle parking must be provided near building entrances. Comment acknowledged. d. Typically pedestrians don't take the longest route. Make sure there are direct connections from the Drake/Timberline intersection to pedestrian destinations in the site (such as the linear park, and the Sharp Point crossing of the RR tracks). Comment acknowledged. e. There will be high pedestrian crossing demand of Drake Road because the commercial center in Rigden Farm will be a major destination. Think of a design for pedestrian crossing of Drake Road. We agree and we will focus on the final design elements at PDP - comment acknowledged. 9. Historic Preservation: a. The proposed plan shows the red house being moved. This is not acceptable from a Historic Preservation standpoint. The context of the red building as it sits on its site is significant. We have proposed a minimum 200' buffer around the red house, including additional land to the northeast, on the Jessup Farm. We anticipate this building being sold to a single user office facility with restrictive covenants. The James Company will make repairs it deems necessary to market the site, at their discretion. b. Both historic, the red house on Timberline and the white barn on Drake are eligible for landmark designation, and need to be preserved. We have provided a buffer zone of 200' from both structures. We anticipate the Johnson Farm area to be sold as a single family lot with restrictive covenants. Restrictive covenants for both the red house and white barn will force all future owners to maintain the barn and house in good condition/no demolition, etc. The HOA or the city may be the entities to enforce the restrictive covenants for both lots. VA JOHNSON PROPERTY Overall Concepts for the Master Plan July 11, 2001 6. Fire Department: a. The Land Use Code requires that front facades of dwelling units face the adjacent street to the extent reasonably feasible. Comment acknowledged. b. Address must be visible from the street on which each building fronts using a minimum 6" numerals on a contrasting background. Comment acknowledged. c. Private Drives cannot be named, therefore it units do not face a street, addressing becomes a major problem for emergency services. Comment acknowledged. d. Contact Ron Gonzales from the fire department for more information. Comment acknowledged. 7. Light and Power: a. There is a system in place along the south side of the property. Comment acknowledged b. Our department is working on installing a duct bank along the west side of this property. Comment acknowledged c. Coordinate transformer locations with our department. Transformers must be no greater than 10 feet from a paved surface. Comment acknowledged d. Normal development fees apply. Comment acknowledged 8. Transportation: a. As shown on your concept drawing, there will be challenges for the proposed Sharp Point Drive connection to Drake. This connection needs to be carefully coordinated. What challenges do you forsee? We will be addressing the amount of out thru traffic and heading in both directions as well as ensuring adequate intersection spacing to allow left turns on Drake. R JOHNSON PROPERTY Overall Concepts for the Master Plan July 11, 2001 d. From a Natural Resources perspective, a soccer field does not blend well with the notion sensitive design of the valley wall. Comment acknowledged. We have changed the park location, arrangement and the proximity of the soccer field to the valley wall. e. We are aware of at least one active fox den in the vicinity of the valley wall. We met with Doug Moore on site and have identified the fox den and will be preserving it. We will provide a 50' buffer around the den, and coordinate the reconstruction of the den with natural resources. f. Buffer zones will be based on the ecological characterization study. Doug Moore identified one stand of existing Trees as a small woodlot and requested a 25' buffer. We have incorporated this woodlot into park open space and have realigned the road to prevent any grading disturbance in this area. g. We need hydrology, groundwater, and water quality information. See attached report. h. Depict what type of plantings you intend at the detention ponds. We intend to use a native plant palette in the detention zone. i. Provide mitigation plans for any disturbance of existing wetlands. We have identified the approximate location for on site wetland mitigation j. There are tree preservation standards in the Land Use Code that will need to be complied with. We have met with the city forester, Tim Buchanan, on site to evaluate existing trees. We have provided a buffer for the existing small wood lot and the only other tree groundings will be preserved in the farmstead buffer zones. Any individual trees will be saved or migrated per the Land Use Code and Tim Buchanan. k. We encourage your voluntary involvement in the green building program when you get to that stage in your development. Comment acknowledged. +i JOHNSON PROPERTY Overall Concepts for the Master Plan July 11, 2001 I. Street connections with Timberline need to align with the street connections approved across the street with the Spring Creek Farm North ODP. Yes, we are aligning with Spring Creek. 4. Water and Wastewater Utility: Location: NW of Drake Road and Timberline Road (L-1 1) Location: NE of Timberline Road and Drake Road (K-121 K-12/13) Proposal: Johnson Property Master Plan Ex. Mains: Water — 24-inch in Timberline, 24-inch in Drake Sewer — 18/24-inch in Drake, 30/33-inch on NE side of the railroad tracks Comments: The west portion of the sanitary sewer in Drake is blocked by the large storm sewer that was installed last year. The City Wastewater Utility is very interested in maintaining a buffered area in the east part of the development near the Drake Water Reclamation Facility. Utility coordination will be critical in the early stages of the project layout to assure that adequate space is left for all underground utilities. Repays will be due for the water mains in Timberline and Drake. The water conservation standards for landscape and irrigation will apply to the project. PIF's and water rights will be due at time of building permit. The City is willing to discuss the possibility of a gray water irrigation for the development. More information will be needed prior to making a decision regarding the irrigation concept, water rights and fees. Comment acknowledged 5. Natural Resources: a. An Ecological Characterization Study is required. Check with Doug Moore about the specifics of what this report should entail. Our wildlife study meets the Ecological Characterization Study requirements. b. The existing wetlands must be delineated. Yes, wetlands have been delineated and will be shown on the ODA c. There seems that there may be the political will to preserve the valley wall. Work closely with the Park Planning and the Natural Resources Departments if you intend to do any regrading of the valley wall. We met with Doug Moore as well as Craig Foreman concerning the valley wall. Craig said he did not want too much of the sloped area to fall within the neighborhood park — that 2 to 3 acres could be sloped but 5 to 6 acres should be relatively flat. When we walked the site with Doug Moore, he identified the important areas to save and the existing trees he would like to see preserved — but we informed him that the northern 113 of the valley wall would need to be lowered. We will be preserving the lower 213 and the very northern section near the Jessup 01n) site. 4 JOHNSON PROPERTY Overall Concepts for the Master Plan July 11, 2001 d. Will need to look at improvements that are necessary based on the portion of ground submitted, traffic impacts, layout and impacts. Comment acknowledged. e. You will be required to have a Development Agreement, a Development Construction Permit, and Utility Plans. This will be specifically addressed during the PDP and FCP submittals. f. Need to submit any variances to street standards in accordance with the requirements of the standard. The variance to standards are not considered until we have an actual submittal and all supporting documents. This will be specifically addressed during the PDP and FCP submittals. g. We recommend a utility coordination meeting after submittal to look at serving utilities to the site. This will be specifically addressed during the PDP and FCP submittals. h. Provide street connections in accordance with the code. Connections out to arterials and connections to adjacent developable property. Comment acknowledged. i. Street connections need to be made in accordance with the street standards and need to align with the collector street connection shown by the Spring Creek North ODP. We are providing connections at major full movement intersections aligning Spring Creek and Rigden Farms. j. As shown on the conceptual drawings, there are a lot of street intersections that do not meet design standards. Streets can't come into intersections that deviate from 90 degrees by more than 10 degrees. Need to address sight distance easements with variances at these points. Comment acknowledged k. Drake will be a new street by the time you develop along it. Street cut fees are expensive, and they will apply in this case. Comment acknowledged 3 JOHNSON PROPERTY Overall Concepts for the Master Plan July 11, 2001 d. The standard drainage and erosion control reports and plans are required and they must be prepared by a professional engineer registered in Colorado. Comment acknowledged. e. There are site releases identified in the Foothills Master Drainage Plan. The lower drainage basin is identified as outfalling into the Fossil Creek Inlet Ditch after detention. The other sub -basins to the west also need detention but can outlet into the "North Tributary" storm sewer. The ODP Drainage report plan is consistent with this comment. f. On -site extended detention is required to treat runoff. This will be specifically addressed during the PDP and FCP submittals. g. The groundwater depth needs to be considered for detention facilities. This issue has become an issue on several developments recently. Comment acknowledged. h. Using small lots presents some drainage and grading challenges. Therefore, detailed grading is essential. A common downspout outfall system is something that should be considered when grading is tight as well as retaining walls. Window wells, side door pads, air conditioner pads, etc., also present special challenges that needs to be considered with small lots. Also, since street cross sections are small, there tends to be a need for more storm sewers. This will be specifically addressed during the PDP and FCP submittals. 3. Engineering Department: a. Street Oversizing Fees depend on the quantity of each use proposed. Contact Matt Baker for details on this fee. Comment acknowledged. b. The project will require a Traffic Impact Study (TIS) that addresses site access, and all modes of transportation including automobile, bicycle, pedestrian, and transit. Comment acknowledged. c. The TIS will need to specify the traffic volume on each street to determine the appropriate street classification (e.g., local, connector, collector, etc.) Comment acknowledged. 2 MEMORANDUM DATE: July 18, 2001 TO: Troy Jones City of Fort Collins FROM: Greg White - Downing, Thorpe & James, Inc. Melinda Bartlett - James Company Jim Allen -Morley - Sear Brown RE: Response Memo from Overall Concept Review Meeting dated March 26, 2001 for Johnson Property 1. Zoning Department: a. No representative from Zoning was present. Comment acknowledged. b. The property is located in the T-Transition zone district. Comment acknowledged. c. Any development activity would require a rezoning from T. Comment acknow/edged. d. Contact Peter Barnes for any questions. Comment acknow/edged. 2. Stormwater Utility Department: a. Location: Northeast corner of Drake and Timberline. Comment acknowledged. b. This site is in the Foothills drainage basin where the new development fee is $6,525/acre which is subject to the runoff coefficient reduction. Comment acknowledged. c. The site is in inventory grid #131. Comment acknowledged.