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HomeMy WebLinkAboutSIDEHILL (JOHNSON PROPERTY) - ODP - 32-01A - CORRESPONDENCE -24 Issue Contact: Tom Reiff Access point C should be aligned with the proposed main entrance with the Spring Creek Farm development to the west. 25 Issue Contact: Tom Reiff Locate a neighborhood trail parrallel to the railroad tracks from Timberline Road to the north and connect it to the future trail being constructed by the Rigden Farm development to the south. 26 Issue Contact. Tom Reiff Recommendation; Establish a well connected network of streets that disperse traffic and eases walking. Utilize a mix of narrow streets, short blocks, well defined x-walks, median refuges for pedestrians, on -street parking and bike lanes; and traffic calming measures, to name a few. Water Wastewater 11 Issue Contact: Jeff Hill Provide for a future sanitary sewer connection to the north (Parcel "D"). 12 Issue Contact: Jeff Hill Provide adequate sanitary sewer capacity for this developement and for Parcel Zoning 2 Issue Contact: Jenny Nuckols No comments at'this time Be sure and return all of your redlined plans when you re -submit. If you have questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6750. ours Truly, TR YJES Ci Pla ner 10 of 10 16 Issue Contact., Basil Hamdan Basin Delineation: Please show how the original Master Plan approved basins are being affected by this proposal. Will there be any basin transfer from Spring Creek into the Foothills Basin as a result of this proposal ?? The Overall Drainage Plan submitted defines two basins contributing to Ponds A and B. Please address how these basins relate to the approved Master Plan for this area. Please discuss whether any of the Master Plan appoved basins are being affected by this design. Please show the master plan basin delineation on the proposed overall drainage plan. 17 Issue Contact: Basil Hamdan Please address all comments provided in the redlined drainage report. Transportation Planning 22 Issue Contact: Tom Reiff TIS comments; 1. There are two additional school destination / origin points that need to be addressed in the bike and pedestrian portions of the TIS - they include Riffenburg Elementary and Liberty Common Schools, both within the 1.5 mile radius. Also include an in depth analysis of the route to school that covers security, surface, etc... as outlined in the TIS standards. 2. In addition, several recreational trails in the area need to be included as destinations / origins within the study. these trails include the Spring Creek Trail, Poudre River Trail, the Foothills Channel Trail, and the partially constructed trail along the Union Pacific Railroad line. 3. Additional information regarding the pedestrian and bicycle LOS is needed. A written description stating how the LOS B is achieved for the five classifications listed in the worksheet is necessary. 23 Issue Contact: Tom Reiff Large medians; 1. Provide a note stating that the Johnson Farm development will be responsible for the landscaping and maintenance of the proposed 100' median. 2. Typically street cross sections are not shown at the ODP stage. But with the large proposed median additional information is necessary, for example, which collectors are proposed with this cross section? and what portions of the street will consists of this cross section? and how will the cross section operate at intersections? 9of10 Stormwater Utility 13 Issue Contact. Basil Hamdan Detention Pond Design: The detention ponds designed were sized using UD Pond. This is fine for an approximate sizing of these facilities, however, the site will need to be modeled using UDSWMM per City criteria at PDP level. This may result in an increase in pond volume and aerial coverage. 14 Issue Contact. Basil Hamdan Outfall Design: Detention Pond Pond B is proposed to drain into the Rigden Farm pond at the corner of Drake and Ziegler Rd. This pond is privately owned and operated. Approval from the developer of the Rigden Farm property would be required for this proposed design. Additionally the design of the siphon under Ziegler Rd. would have to accommodate the additional flows coming from this developement. The Drake Road plans are currently being reviewed as part of the Rigden Farm Filing 6 submittal. Please make sure that proposed Detention Ponds A and B have the appropriate outlet points and facilities to service these ponds. It would be a good idea to coordinate these prior to road construction to avoid disturbing the newly built arterial street in the future. 15 Issue Contact. Basil Hamdan Outfall Easements: The Rigden Farm development is currently negotiating for -an easment for the outfall from the Rigden Farm pond. It is important to make sure that this easement will accommodate the combined additional 85 cfs that would be issued from this development if the currently proposed outfall route is chosen. Otherwise please adhere to the outfall point designated in the Foothill Basin Master Plan which assumes that this site will drain into the Fossil Creek Reservoir Inlet Ditch. 8 of 10 19 Issue Contact: Michael Chavez Water Supply: Residential Requirements: 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 with a residual pressure of 20 psi. Commercial Requirements: 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 with a residual pressure of 20 psi. 97 UFC 901.2.2.2 20 Issue Contact: Michael Chavez Street Names: Street names shall be verified and reviewed by LETA and the City Planning Department prior to being put into service. Street Oversizing 40 Issue Contact., Matt Baker Traffic Impact Study shows acceptable levels of service at Timberline and Prospect at 2007. Is Adequate Public Facilities (APF) an issue with this development? If so, at what point? 41 Issue Contact. Matt Baker Staff has worked extensively to plan transportation network in this area. ODP access points seem to follow these quidelines, with the exception of the alignment of Sharp Point extension through the site. Please address roadway classifications for Sharp Point, Access H, and Access C. 42 Issue Contact. Matt Baker Pedestrian connection from site to Poudre River trail system should be more of a "trail' improvement than just street and sidewalks. 7 of 10 Park Planning 30 Issue Contact. Craig Foreman The Park Planning and Development Division would be interested in acquiring 8 acres of neighborhood park land, including rights to raw water. The division would be interested in participating jointly with the developer in a water storage and conveyance system for irrigation of the park property. 31 Issue Contact. Craig Foreman The park planning staff will require a reconfiguration of the park land and neighboring residential land to reduce street frontage to about 50% of the park boundary prior to approving the development plan. 32 Issue Contact. Craig Foreman The City's ecological inventory and the developer's ecological characterization study apparently identified a "woodlot" on the development site. This is evidently a row of cottonwood trees that voluntarily established along a line of wetness at the base of the Poudre Wall in the recent past (water source unknown). The "woodlot" seems to meet the criteria for a "natural habitat or feature" according to the land use code and therefore will require a 25 foot buffer measured away from the outer drip line of the trees. Within the buffer area according to code interpretation development activities are restricted. While the trees themselves would make attractive features for the design and development of a neighborhood park, the Park Planning and Development Division is not interested in this case in the purchase of natural resource buffer land for park development purposes. This "buffer" area can be adjacent to, but not part of, the park land acquisition. 33 Issue Contact. Craig Foreman Land for the park must contain suitable grades (high majority less than 5%) for the development of the park. PFA 18 Issue Contact. Michael Chavez Address Numerals: Address numerals shall be visible from the street fronting the property, and posted on a contrasting background with a minimum of 6-inch numerals for residential and 10-inch for commercial buildings. 97 UFC 901.4.4 6 of 10 4 Issue Contact: Sheri Wamhoff Per the traffic study the roads thru the site connecting Drake, Timberline and Sharp point shall be collectors - not connectors as shown. Correct labeling. 5 Issue Contact. Sheri Wamhoff What does the solid double lines around the public park represent? 6 Issue Contact. Sheri Wamhoff Road connection to sharp point drive should be labeled as all the others are and not as future. 7 Issue Contact. Sheri Wamhoff Change note 2 to read as follows - 2 . ".... All private/ common open space areas and arterial/collector/connector streetscapes will be maintained by a homeowner's association unless otherwise accepted by the City of Fort Collins for maintenance. Homeowner's association responsible for snow removal on the arterial sidewalks and all bicycle/ ped trails. City will not take on maintenance of arterial street scape or sidewalk per city code." to note per the city code it is the adjacent property owners responsibility for maintenance and repair of curb, gutter and sidewalk. 8 Issue Contact. Sheri Wamhoff The traffic study shows construction of improvments at Prospect/ Timberline intersection in the short term and does not show how the intersection will function with out those improvements. Is this development then planing on building those improvements? 9 Issue Contact: Sheri Wamhoff Will need to submit a hydrologic study at the time of PDP submitllal due to high ground water on the site. Light & Power Issue Contact: Doug Martine no comments Natural Resources 27 Issue Contact. Doug Moore NRD supports the comments made by Park Planning - The proposed 10-acre public park needs to be moved to be located outside of the 25' natural habitat & feature buffer. • If the Parks Department and Natural Resources Department agree to allow the park to occur within the buffer a variance will be needed. 5of10 34 Issue Contact: Troy Jones It is likely that there will need to be at least two elements to the notion of a buffer area around the historic resources. The first element will need to be a "hands -off" buffer area where no development activity occurs. The second element to the buffer will need to be a developable area where the intensity of development is sensitive to the preservation of the integrity of the historic resource. This second element to the buffer would be to ensure that. highly intensive land uses (such as 3 story apartment buildings) are not located directly adjacent to the "hands -off" portion of the buffer, or in other words, it would be to ensure a gradual transition from the non -developed portion of the buffer to the part of the site where there would be no restrictions on the intensity of development. As mentioned previously, the determination of the appropriate locations of the buffers will be based on the "in -the -field design exercise." 35 Issue Contact: Troy Jones The line weight of the on site collector and connector streets is the same as the line weight of the boundaries of each bubble. Please make them different line weights to avoid confusion. 36 Issue Contact: Troy Jones Please specify a minimum number of units for the UE zone district 37 Issue Contact: Troy Jones The main compatibility question between the UE cluster location and the wastewater plant has not been satisfied entirely. The "water treatment buffer" should be extended to the north. See Current Planning redlines. 38 Issue Contact: Troy Jones Take the word "future" off of the label for the Sharp Point Drive arrow. Contact Matt Baker, the Street Oversizing Coordinator with the Engineering Department, to determine what involvement your development will be required to have in the extension of Sharp Point Drive and the crossing of the railroad track. 39 Issue Contact: Troy Jones Coordinate with Eric Bracke (Traffic Operations @ 224-6062) and Matt Baker (Engineering @ 221-6605) regarding upcoming Timberline improvements, and what participation your development will be required to have. This is primarily a PDP issue, but I recommend that you start these discussions early. Engineering 3 Remove the street sections from the ODP set. 4 of 10 Issue Contact: Sheri Wamhoff. 29 Issue Contact. Troy Jones Our Land Use Code is somewhat general with regard to exactly how to adequately preserve the integrity of an historic resource, however, it is very clear that historic integrity and historic character are required to be preserved. Our motivation to involve a consultant in the review of the historic buffer issues is to offer the clearest possible direction to your development team. We felt it important to have the consultant assist staff in the task of determining what is a reasonable interpretation of the code language for this specific site. To that end, we asked the consultant to research examples of literature and regulations around the country that speak to a method to establish buffer areas. The "in -the -field" design exercise is intended to help staff determine precisely what the City's position on how the following code citations should be interpreted: • 3.4.7(A) where it states,"This Section is intended to ensure that (1) historic sites, structures or objects are preserved and incorporated into the proposed development and any undertaking that may potentially alter the characteristics of the historic property is done in a way that does not adversely affect the integrity of the historic resource; and (2) new construction is designed to respect the historic character of the site and any historic properties in the surrounding neighborhood." • 3.4.7(B) where it states, "If the project contains a site, structure or object that is ...determined to be eligible for local landmark designation or for listing in the National Register of Historic Places.... then the development plan shall provide for the preservation and adaptive use of the historic resource." • 3.4.7(B) where it states, "The development plan and building design shall protect and enhance the historical and architectural value of any such historic property, whether on or adjacent to the project site. New buildings must be compatible with the historic character of any such historic buildings, whether on the project site or adjacent thereto." • 3.4.7(D)(1) where it states, "Original materials and details, as well as distinctive form and scale, that contribute to the historic significance of the structure or neighborhood shall be preserved to the maximum extent feasible. Rehabilitation work shall not destroy the distinguishing quality or character of the property or its environment." • 3.4.7(E)(2) where it states, "New buildings shall be designed to be in character with existing historic structures." • 3.4.7(E)(4) where it states, "Visual and pedestrian connections between the site and neighborhood focal points, such as a park, school or church, shall be preserved and enhanced, to the maximum extent feasible." 3 of 10 Current Planning 21 28 Issue Contact. Troy Jones Bubble Diagrams If you choose to take our advise and zone the northern portion LMN, it starts to make sense to break down the LMN into bubbles on the ODP. Typically ODPs are bubble diagramatic in nature. Usually each zone district is divided into several bubble areas. Each bubble area is labeled with text that specifies proposed land uses and densities. You have done this, but each of your proposed bubbles happens to be the exact dimensions of the proposed underlying zone district. While this is technically permissible, we strongly recommend that you break down the LMN and UE zone districts into smaller bubbles. The UE bubble should show the park as a bubble, the farmstead/ridge/detention pond as a bubble, and the development cluster as a bubble. The LMN area should be divided up into several identifiable bubbles where appropriate. The ridge line and the edge of the historic buffer area may be logical boundaries between bubbles. Issue Contact. Troy Jones Section 3.4.7(A) of the LUC states that the Historic and Cultural Resources regulations in the LUC are intended to ensure that historic sites "are preserved and incorporated into the proposed development," and that "any undertaking that may potentially alter the characteristics of the historic property is done in a way that does not adversely affect the integrity of the historic resource." The big question is how to fairly determine what sizes and characteristics would be needed around the historic resources to ensure that the integrity of the historic resources are not adversely affected by the proposed development. Staff will be deferring the decision on where the appropriate historical buffers should be until after such time as an in -the -field design excercise has been conducted with the applicant, City Staff and staff's historic consultant. I am in the process of trying to set this meeting up during the first 2 weeks in September, but have not yet finalized a time. I will be continuing to contact you regarding your availability for this meeting. A copy of the consultant's report will be made available to you prior to the in -the -field design exercise. 2of10 STAFF PROJECT REVIEW Gitvof r� ll�ns �. DOWNING, THORPE & JAMES Date: 08/29/2001 SUSAN WADE & GREG WHITE 1881 9TH ST. #103 BOULDER, CO 80302 Staff has reviewed your submittal for JOHNSON PROPERTY ODP - TYPE II (LUC) #32- 01 A, and we offer the following comments: ISSUES: Advance Planning 43 Issue Contact: Karen McWilliams Historic Preservation is opposed to the collector street proposed to connect Sharp Point Drive and Drake Road. This street will have a severely detrimental impact on the Johnson Farm's integrity, including both its historic context and its historic viewshed. 44 Issue Contact: Karen McWilliams Historic Preservation Staff have a disagreement with the James Co. and the James Co.'s consultant as to which buildings, structures and features are significant. Buildings and structures are evaluated for their historic significance, not for their current "functionality." Historic buildings and structures without an obvious new use should be stabilized and '.mothballed" until an appropriate new use is identified. The James Co.'s proposal to demolish several of the Jessup Farm structures is not in compliance with Section 3.4.7 of the Land Use Code. 45 Issue Contact: Karen McWilliams There is the need to resolve the issue of an appropriate buffer around the two farmsteads, sufficient to maintain the historic contexts of the farmsteads. The farms' contexts include not only the farm buildings, structures, objects and features, but also significant in any determination of a buffer are the historic viewsheds, land uses (including grazing, vegetation and cropland), and the historic relationship of the two farms to each other. The issue of appropriate buffers will be the focus of an on -site meeting, to occur in the near future. 46 Issue Contact: Karen McWilliams If the entire property Jessup Farm property is zoned LMN, then the rezoning should not affect the historic farmstead. If, however, a portion is to retain the I zoning, -,then the appropriate farm boundaries and buffers will need to be determined before supporting the zone's boundary change. 1 of 10