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HomeMy WebLinkAboutJOHNSON PROPERTY REZONE - 32-01 - CORRESPONDENCE -c. We would like to arrange for representatives from the James Company and Downy, Thorpe &James 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. d. We encourage working together with Cargil. e. The wastewater treatment plant has the need for some substantial buffering around their facility. f. 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 next step. After the approval of the OOP, the site specific plan for a single phase of development is a Project Development Plan (PDP). 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. 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. b. The historical farm building can not 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. c. The long, narrow park site does not provide adequate relief from the urban environment; ie, noise, traffic, etc. We need a park that is more rectangular or square in shape to develop a good park for the citizens. d. Level ground is needed for the development of turf areas, balIfields, etc. e. Our fees are' based on some street frontage, this proposed layout has way too much street frontage for our fees to cover. 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. 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 propose development. The Land Use Code is available to view on the internet at www.ci.fort- collins.co.us/CITY HALL/CODES. 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. C b. Address must be visible from the street on which the each building fronts using a minimum 6" numerals on a contrasting background. c. Private Drives cannot be named, therefore if units do not face a street, addressing becomes a major problem for emergency services. d. Contact Ron Gonzales from the fire department for more information. 7. Light and Power: a. There is a system in place along the south side of the property. b. Our department is working on installing a duct bank along the west side of this property. c. Coordinate transformer locations with our department. Transformers must be no greater than 10 feet from a paved surface. d. Normal development fees apply 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. b. Be sure that your internal pedestrian and bicycle circulation provides direct connections to parks and community facilities. c. Bicycle parking must be provided near building entrances. 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). 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. 9. Historic Preservation: a. The proposed plan shows the red house being moved. This is not acceptable from an Historic Preservation standpoint. The context of the red building as it sits on its site is significant. b. Both historic the red house on Timberline and the white barn on Drake are eligible for landmark designation, and need to be preserved. 5 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. 5. Natural Resources: a. An Ecological Characterization Study is required. Check with Doug Moore about the specifics of what this report should entail. b. The existing wetlands must be deliniated. 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. d. From a Natural Resources perspective, a soccer field does not blend well with the notion sensitive design of the valley wall. e. We are aware of at least one active fox den in the vicinity of the valley wall. f. Buffer zones will be based on the ecological characterization study. g. We need hydrology, groundwater, and water quality information. h. Depict what type of plantings you intend at the detention ponds. i. Provide mitigation plans for any disturbance of existing wetlands. j. There are tree preservation standards in the Land Use Code that will need to be complied with. k. We encourage your voluntary involvement in the green building program when you get to that stage in your development. 6. Fire Department: a. The Land Use Code requires that front facades of dwelling units face the adjacent street to the extent reasonably feasible. 4 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. 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.). d. Will need to look at improvements that are necessary based on the portion of ground submitted, traffic impacts, lay out and impacts. e. You will be required to have a Development Agreement, a Development Construction Permit, and Utility Plans. 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. g. We recommend a utility coordination. meeting after submittal to look at serving utilities to the site. h. Provide street connections in accordance with the code.. Connections out to arterials and connections to adjacent developable property. 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. j. As shown on the conceptual drawings, there are a lot of street intersections that do not meet design standards. Streets can't come in to intersections that deviate from 90 degrees by more than 10 degrees. Need to address sight distance easements with variances at these points. 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. I. Street connections with Timberline need to align with the street connections approved across the street with the Spring Creek Farm North ODP. 4. Water & Wastewater Utility: Location: NW of Drake Road and Timberline Road (L-11) Location: NE of Timberline Road and Drake Road (K-12; L-12/13) Proposal: Johnson Property Master Plan Ex. Mains: Water:24-inch in Timberline, 24-inch in Drake 3 COMMENTS: Zoning Department: a. No representative from Zoning was present. b. The property is located in the T- Transition zone district. c. Any development activity would require a rezoning from T. d. Contact Peter Barnes for any questions. 2. Stormwater Utility Department: a. Location: Northeast corner of Drake and Timberline 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. c. The site is in inventory grid #13L. d. The standard drainage and erosion control reports and plans are required and they must be prepared by a professional engineer registered in Colorado. e. There are site releases identified in the Foothills Master Drainage Plan. The lower drainage basin is identified as outf ailing 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. f. Onsite extended detention is required to treat runoff. g. The groundwater depth needs to be considered for detention facilities. This issue has become an issue on several developments recently. 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. 3. Engineering Department: a. Street Oversizing Fees depend on the quantity of each use proposed. Contact Matt Baker for details on this fee. FA Commu l Planning and Environmental f Current Planning City of Fort Collins MEETING DATE: March 26, 2001 vices ITEM: Overall Concepts for the Master Plan of the Johnson Property APPLICANT: Susan Wade Downy, Thorpe & James 1881 Ninth Street, Suite 103 Boulder, CO 80302 LAND USE DATA: The master plan includes roughly 227 acres with the possibility of also including the roughly 30 acre Cargil site (for planning purposes only). The site is located directly north of Rigden Farm across Drake Road, at the northeast corner of Timberline Road and Drake Road. The property is currently zoned T - Transition. DEPARTMENTAL CONTACTS: Current Planning- Troy Jones 221-6750 Zoning Department- Peter Barnes 221-6760 Engineering Department- Sheri Wamhoff 221-6605 Street Oversizing Coordinator- Matt Baker 221-6605 Poudre Fire Authority- Ron Gonzales 221-6570 Stormwater Utility- Glen Schlueter 224-6065 Water & Sewer Utilities- Roger Buffington 221-6854 Natural Res. Development Planner Doug Moore 221-6750 Light and Power Rob Irish 221-6700 Transportation 5erv. (ped. & transit) Tom Rieff 416-2040 Transportation Services (traffic) Eric Bracke 224-6062 Transfort (local bus service) Gaylene Rossiter 224-6195 Park Planning Craig Foremean 221-6618 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 Commu 'y Planning and Environmental --vices Current Planning Citv of Fort Collins Susan Wade Downy, Thorpe, & James 1881 g1h Street, Suite 103 Boulder, CO 80302 April 23, 2001 Dear Ms. Wade: For your information, attached is a copy of the Staff's comments concerning the overall concepts for the Master Plan of the Johnson Property presented before the Conceptual Review Team on March 26, 2001. The comments are offered informally by Staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6750. Oncerely, Troy W Jon City Planner cc: Eric Bracke, Streets Department 5tormwater Department Project Planner File 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020