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