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HomeMy WebLinkAboutSIDEHILL (JOHNSON PROPERTY) - ODP - 32-01A - CORRESPONDENCE - REVISIONS (5)JOHNSON PROPERTY ODP Comments January 25, 2002 Department: Water Wastewater Issue Contact: Roger Buffington Topic: General 57 Please provide documentation on how the 1000 foot buffer around the Drake Water Reclamation Facility was determined. This line was faxed to DTJ from Troy Jones. Troy informed us we will finalize the exact location of the 1000' setback at PDP. Department. Water Wastewater Issue Contact. Jeff Hill Topic: General 56 City water utilities has no comments at this time. Comment acknowledged. Be sure and return all of your redlined plans when you re -submit If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6750. Yours Truly, TROYJONES City Planner 12 JOHNSON PROPERTY ODP Comments January 25, 2002 Topic: Transportation 25 (Comment updated 1-2-02) It is strongly recommended that the development consider locating a neighborhood trail parallel to the railroad tracks that connects from the future trail along the retention pond that is being constructed by the Rigden Farm development to the south and connect to Timberline Road to the north. This will support necessary internal and external level of service connectivity to the proposed public park, Liberty Commons school, Spring Creek and Poudre River Trails, adjacent neighborhoods, other development, etc ... It can also be a major support component of the required neighborhood trail network. [LUC 3.6.2 (J.5)] If questions exists the Transportation Planning staff would like to assist in this matter. We spoke with Tom R. and we understand his request for a commuter trail from the northeast corner of Rigden Farms to the northwest corner of Johnson property. His need is for a fast, efficient way for employees to commute to downtown. Tom R. did say that this is not a requirement, just a request. It is our feeling that a trail along the railroad R.O.W. would add to the marketing detriment of the homes backing onto the railroad and looking at the Industrial Park. We will work with Tom at the time of PDP to hopefully reach a compromise to provide the access connection without a negative impact to the community. Tom's goals: • Create connectivity to active areas: the City Park the Main Street the Poudre Valley Trail System • If we combine on -street sidewalks with this regional connection, the walk width may need to increase Other possibilities: • A trail maybe able to occur within the railroad R.O.W. on the existing maintenance road. We will pay attention to this issue at the PDP stage. 58 According to the applicant's responses regarding comment # 22 in the first round, further bike / pedestrian level of service analysis will be performed at the PDP stage with a separate TIS. Please be aware that off site improvements may be necessary as parcels are sold off to individual developers to satisfy the level of service for these transportation modes. The level ofservice analysis will also have to take into account; 1. street crossings, especially into the neighborhood commercial district and access to schools, 2. Visual interests and amenities, 3. security, and 4. directness, including to schools and shopping districts. This may require further information and explanations than discussions regarding street improvements to satisfy the LOS criteria. PDP Issue 0 11 JOHNSON PROPERTY ODP Comments January 25, 2002 69 Based on the volumes predicted in the TIS, I will be requiring auxiliary right turn lanes on Timberline at all of the access locations. When Timberline becomes a six -lane arterial, the auxiliary lanes won't be necessary. Comment acknowledged. 70 The TIS evaluated only three access locations on Drake Road. The site plan shows four. The first access location that. is east of Timberline appears to be too close to the intersection and should be eliminated. We are only proposing 3 access points, not 4. The first access east of Timberline aligns with the access south into Rigden Farms (Illinois Dr.) This intersection will be a right- in/right-out only. 71 Existing deficiencies in the area that need to be addressed are the two -one lane bridges on Ziegler Road. The increase in recent traffic has, in my opinion, created a hazard that needs correction. It Is our understanding that the bridges will be Improved with the continued development of Ridgen Farms. Department. Transportation Planning Issue Contact. Tom Reiff 26 8/27/01 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. Comment acknowledged. Topic. Street Layout 23 Large medians; (Comment updated 1-2-02) According to the applicant, this issue will be discussed at the PDP stage. 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? PDP issue. 10 JOHNSON PROPERTY ODP Comments January 25, 2002 Topic: General 50 Please provide a signed and stamped copy of the overall drainage report. This will be provided. Topic: Off -site easements 49 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 and easements will be needed from Pond B to the Inlet Ditch. Comment acknowledged. Topic: Outfall Design and Construction 47 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. Detention Pond A is currently designed to outlet into the North Tributary Storm Sewer. Please review the plans for Drake/Ziegler and make sure that proposed outfall location and invert for Pond A are acceptable for your site. Detention Pond B is currently proposed to drain into FCRID. If this outfall is acceptable to you and will ultimately be the one used by this development, then how the proposed alignment of the outfall system into the ditch in order to determine what offsite easements will be needed at PDP stage. If you will be proposing a master plan update in order to route the flows though the Rigden Farm pond, then a redesign of the siphons, the outfall channel and the outfall system from your pond to the Rigden Farm pond should be pursued immediately. Comment acknowledged. Department: Traffic Operations Issue Contact: Eric Bracke 67 The applicant needs to be fully aware that there are APF issues with the intersection of Timberline and Prospect. The intersection is operating at LOS F in the morning and afternoon peak hours. There is no capacity in the intersection to accommodate additional growth in the area and there is no city capital project to remedy the condition. The applicant must be made aware that they are undertaking the risk of not receiving any building permits if/when the project proceeds to final plan. We will schedule a meeting with Spring Creek Farms team, Johnson Team, and City to discuss this issue. 68 Other projects in the area that are undertaking the same risk is Spring Creek Farms located directly west of their project. Comment acknowledged. JOHNSON PROPERTY ODP Comments January 25, 2002 42 8/29/01 Pedestrian connection from site to Poudre River trail system should be more of a "trail' improvement than just street and sidewalks. We spoke with Tom R. and we understand his request for a commuter trail from the northeast corner of Rigden Farms to the northwest corner of Johnson property. His need is for a fast, efficient way for employees to commute to downtown. Tom R. did say that this is not a requirement, just a request. It is our feeling that a trail along the railroad R.O.W. would add to the marketing detriment of the homes backing onto the railroad and looking at the Industrial Park. We will work with Tom at the time of PDP to hopefully reach a compromise to provide the access connection without a negative Impact to the community. Tom's goals: • Create connectivity to active areas: - the City Park - the Main Street - the Poudre Valley Trail System • If we combine on -street sidewalks with this regional connection, the walk width may need to increase Other possibilities • A trail maybe able to occur within the railroad R.O.W. on the existing maintenance road. We will pay attention to this issue at the PDP stage. Department: Stormwater Utility Issue Contact. Basil Hamdan Topic: Basin Delineation 48 Please show the master plan basin delineation on the proposed overall drainage. plan. Please discuss in the text and show on the plans 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 ? Jim Allen Morley Topic: Detention Pond Design 13 8/20/01 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. Comment acknowledged. JOHNSON PROPERTY ODP Comments January 25, 2002 19 Residential Water Supply 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 Water Supply 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 This is a PDP issue, but remember that it will apply when you get to that level of detail in your design. Comment acknowledged. 20 8/21/01 Street Names: Street names shall be verified and reviewed by LETA and the City Planning Department prior to being put into service. 1/11/02 This is a PDP issue, but remember that it will apply when you get to that level of detail in your design. Comment acknowledged. Please note the Johnson Family would like to offer some suggested street names to commemorate their ancestors. Topic: Street Layout 55 Poudre Fire Authority has no new comments at this time. Previous comments still pertain 8/21/01. All comments were PDP issues. Department: Street Oversizing Issue Contact: Matt Baker 40 8/29/01 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? 1/11/02 See Engineering Comment #53. We will schedule a meeting with Spring Creek Farms team, Johnson team, and City to discuss this issue. 41 8/29/01 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. 1/11/01 See Engineering Comment #52. This was shown as a 'Minor`Collector on sheet 2 of 3 ohhe bverall Development Plan. This has been changed to Collector. 'According to the Traffic Impact Study for the Site Sharp Point Drive traffic volumes vary between a Local Connector level to a Minor Collector level, but for the sake of continuity a Minor Collector. designation will be used through out. We have checked the geometric centerline radius and tangent lengths and find this to be in compliance with the minimum requirements fora Minor Collector JOHNSON PROPERTY ODP Comments January 25, 2002 53 The issue of APF in the area needs to be kept in mind for the PDP submittal. Comment acknowledged. We will schedule a meeting with Spring Creek Farms team, Johnson Team and City to discuss this issue. Topic: Hydrologic Study 9. Will need to submit a hydrologic study at the time of PDP submittal due to high ground water on the site. A subsurface water investigation will be provided in accordance with Section 5.6 of the Larimer County Urban Area Street Standards at the time of the Project Development Plan. Department: Natural Resources Issue Contact. Doug Moore Topic: Wetlands 54 It's not clear if the proposal is to mitigate the wetland shown on the plans, by reconstructing new one in the southeastern corner of the site. If so please add a note to the plan explaining. If not a Natural Habitats & Features Buffer will need to be shown around the wetland shown on the plan. 2.3.2(H)(6). Comment acknowledged. Note added Indicating mitigation in the detention area. Department: Park Planning Issue Contact. Craig Foreman 66 As further design work proceeds in the future, we will want to work closely with the developer to obtain utility services and an irrigation supply of water to the park site. We will be interested in the design of the detention area and other abutting features of the James Company plan. Our interest is for mutual compatibility between the park and surrounding uses as much as possible. Comment acknowledged. Department. PFA Issue Contact. Michael Chavez 18 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 This is a PDP issue, but remember that it will apply when you get to that level of detail in your design. Comment acknowledged. R JOHNSON PROPERTY OOP Comments January 25, 2002 Topic: Transit Stops 72 There is no transit service planned to serve the site until 2006 to 2008. If future transit pull-outs will be needed, we will need to show potential future stops and put a general note on the ODP that states that future transit stops may require additional pull-out ROW, and will need to be addressed at the PDP review. We will add the note stating, "If future transit steps are required along Timberline, additional pull-out R.O.W. maybe needed. To be determined at PDP. Topic: Transportation 60 The issue of the link to Poudre River Trail (see Street Oversizing comment #42 and Transportation Planning comment #22) should be coordinated with Tom Reiff of Transportation Planning and Matt Baker of Street Oversizing prior to hearing. I would like to also be involved in this discussion. We spoke with Tom R. and we understand his request for a commuter trail from the northeast corner of Rigden Farms to the northwest corner of Johnson property. His need is for a fast, efficient way for employees to commute to downtown. Tom R. did say that this is not a requirement, just a request. It is our feeling that a trail along the railroad R.O.W. would add to the marketing detriment of the homes backing onto the railroad and looking at the Industrial Park. We will work with Tom at the time of PDP to hopefully reach a compromise to provide the access connection without a negative impact to the community. Tom's goals: • Create connectivity to active areas: - the City Park - the Main Street - the Poudre Valley Trail System • If we combine on -street sidewalks with this regional connection, the walk width may need to increase Other possibilities: • A trail maybe able to occur within the railroad R.O.W. on the existing maintenance road. We will pay attention to this issue at the PDP stage. Department. Engineering Issue Contact: Sheri Wamhoff 51 The reference to sheet 3 under the bike lanes in the legend on sheet 2 should be removed. Comment acknowledged. Connection made. 52 Suggest you just label the collectors as collectors and not minor collector and major collector. This would allow either one to be used based on the desired use and volumes. Comment acknowledged. Connection made. JOHNSON PROPERTY CDP Comments January 25, 2002 As you know, the in -the -field design exercise took place, and it appears City staff and your development team agree on the compound and buffer zone boundaries around the Jessup Farm site. The question now is: "what are the proposed compound and buffer zone boundaries for the southern farm site?" You have indicated that you Would like this to be resolved at the PDP level of review. Karen McWilliams is not comfortable putting this issue off until then, please see her comments. This is a PDP Issue. 34 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." We should have a meeting or conference call with your development team, Karen McWilliams, and myself to resolve the issue that she has regarding whether the establishment of the compound and buffer boundaries is an CDP level of detail or a PDP issue. Will finalize at PDP. 62 Karen McWilliams had not finished her comments regarding this CDP submittal at the time this comment letter was finalized. I will forward her comments to you as soon as I have them. See comments and responses on first page. Topic: Street Layout 61 Street intersections along Drake need to be coordinated with the Rigden Farm plans for their intersection designs. A King Soopers is tentatively planned for the southeast corner of Drake/Timberline. This comment does not require any action at the CDP level, just keep it in mind as you proceed toward the PDP level. Comment acknowledged. 64 Intersection spacing along Timberline does not meet LUC standards in that intersections can't be further apart that 660 feet along arterials according to the code. The development across Timberline to the west had to have an alternative compliance request for the intersection spacing, which was approved by P&Z. Staff wants the intersections in the location you show, but we just need you to formally request the alternative compliance to get there. I've attached a copy of my staff report for the Spring Creek Farm North ODP, which you can refer to, to understand what needs to be covered in the alternative compliance request. Comment acknowledged. Melinda Bartlett will be coordinating the alternative compliance request. JOHNSON PROPERTY ODP Comments January 25, 2002 • Resolve comment #60. We spoke with Tom R. and we understand his request for a commuter trail from the northeast corner of Rigden Farms to the northwest corner of Johnson property. His need is for a fast, efficient way for employees to commute to downtown. Tom R. did say this is not a requirement, just a request. It is our feeling that a trail along the railroad R.O.W. would add to the marketing detriment of the homes backing onto the railroad and looking at the Industrial Park. We will work with Tom at the time of PDP to hopefully reach a compromise to provide the access connection without a negative impact to the community. Tom's goals: • Create connectivity to active areas: - the City Park - the Main Street - the Poudre Valley Trail System If we combine on -street sidewalks with this regional connection, the walk width may need to increase Other possibilities: • A trail maybe able to occur within the railroad R.O.W. on the existing maintenance road. We will pay attention to this issue at the PDP stage. The minor revisions need to be updated on the drawings. I will need one 8.5x11 print and 10 oversized prints of the revised sheets 1 & 2 by noon on January 28. Comment acknowledged. DTJ to prepare changes. • Please e-mail or fax me an alternative compliance request by noon on Tuesday January 22nd (see comment #64). Melinda Bartlett sent this compliance request to Troy Jones on Tuesday, January 2Yn Topic: Historic Issues 28 8128/01 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 exercise 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. JOHNSON PROPERTY ODP Comments January 25, 2002 46 8/29/01 If the entire 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. 1/22102. This issue has been resolved by zoning the entire Jessup Farm and its historic buffer I (Industrial): The ODP submittal limits the specific uses allowed for the Jessup Farmstead and buffer. Staff would The the ODP specifically also allow the following permitted uses, to increase opportunity for adaptive reuse of the property, while still ensuring the use's compatibility with the historic farmstead and purposes of the buffer: vocational and technical training school; parks, recreation and other open lands; plumbing, electrical and carpenter shops; dog day-care facilities; food catering; workshops and custom small industry uses; and animal boarding. This is a PDP issue. We will not address at this time. Department. Current Planning Issue Contact. Troy Jones Topic: Density 36 Please specify a minimum number of units for the UE zone district. A maximum is specified, but not a minimum. One of the purposes of an ODP is to specify the range of densities that future PDPs will fall within. I just to need a ball park low -ball figure for a minimum density so there are fewer unknowns for the UE portion of the site. We will not be adding a minimum number of units for the UE district. It is our understanding the UE district allows a maximum of 2 du/ac and we can have anywhere from 1 to 171 maximum units. We will not be adding a minimum number of units for the UE district. 63 See Current Planning redlines on general notes #9 through #11. Density ranges are needed, not just maximum densities. Also change the text in the UE bubble on sheet 2 to specify a minimum number of units proposed as part of the ODP. We will not be adding a minimum number of units for the UE district. It is our understanding the UE district allows a maximum of 2 du/ac and we can have anywhere from 1 to 171 maximum units. We will not be adding a minimum number of units for the UE district. Topic: Hearing 65 This project has been scheduled for the February 7, 2002 Planning and Zoning Board meeting. The major issues to respond to prior to hearing are: Coordinate timing of the historic issues with Karen McWilliams. This is a PDP issue. We will not address at this time. ARCHITECTURE PLANNING LANDSCAPE ARCHITECTURE ENGINEERING MEMORANDUM DATE: January 25, 2002 DOWNING THORPE TO: Troy Jones MiLlJAMES FROM: Susan Wade RE: Response Memo for Johnson Property ODP comments dated 1/11/02 ISSUES: Department: Advance Planning Issue Contact: Karen McWilliams Karen McWilliams is still working on her comments, they should be ready early next week]. 44 8/29/01 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. 1/11102 This issue was resolved as a result of an on -site meeting, which determined historically significant buildings, structures and features, and establish the historic boundaries of the farmsteads. This is a PDP issue. We will not address at this time. 45 8/29/01 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. 1/22/02 The location and extent of the buffer around the Jessup Farm has been determined to the satisfaction of both the Historic Preservation staff and the applicants. This buffer corresponds to the boundaries of the area zoned I (Industrial) and consists of 12.22 acres. It is staff's strong preference that the preservation buffer surrounding the Johnson Farm be defined during the CDP process. Defining the buffer at this stage would ensure the protection of the significant historic features associated with the farm, as well as the farm's historic integrity and context, and would facilitate the time and expense involved with resolving potential future conflicts between the PDP and preservation of the Johnson Farm's integrity. However, the applicable code regarding the ODP Review Criteria, Section 2.3.29h), does not specifically address the issue of historic preservation buffers at the CDP level. Therefore, the applicant may instead choose to address the issue at the PDP level. This is a PDP issue. We will not address at this time. Pace 1 1881 Ninth Street, Suite 103 Boulder, Colorado 80302 303-443-7533 Fax 303.443-7534 www.dtjboulder.com