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HomeMy WebLinkAboutREDTAIL RESIDENTIAL - PDP - 26-01 - CORRESPONDENCE - REVISIONS (10)Transportation Planning 94 — This comment has been addressed with the extension of Cameron Drive connecting with Fossil Boulevard and then Fairway Lane to College Avenue. 100 — These comments have been addressed with changes in the plans. 200 — All Traffic Impact Studies as necessary have been completed. 257 — These comments have been addressed with changes in the plans. 258 — All matters have been addressed in our new submittal. We look forward to working with all concerned to make this an extraordinary and successful project we all can be proud of. Sincerely, n rou resident JP/hlb 177 — This comment has been addressed with the provision of public streets. Police 218 — This comment has been addressed. 151 — This comment has been addressed. Stormwater Utility 178 - Okay. 248 — This requirement has been waived by Stormwater. 249 — We are working with Ron Mills to complete the necessary documentation for the existing storm drainage easement and any modifications to same which may be required. 169 — Erosion control has been redesigned to meet City requirements. 204 — All wetlands related matters are addressed in grading plans, wetlands reports, impacted wetlands plan and wetlands mitigation -plan, all of which -are included with this submittal. Erosion control notes and BMP details are now included as well as a Revegetation Plan for the Redtail Project Buffer Zone. 254 — Comment has been considered. 175 — Letters of intent to provide easements are enclosed with application which relate to all areas of the project which require either permanent easements and / or temporary construction easements. 172 — We will not be grading within the Railroad Right of Way and thus are not seeking any approvals. 173 — Prior to performing any grading, we will provide owners' approval for the following lots in Cameron Park: Lot 3, Lot 10, Lot 13, and Lot 14B. 252 — Addressed. 250 — Addressed. 251 — Addressed. 267 — Wetland boundaries are provided on plans. 269 — Cedar Creek has completed a Wetlands Mitigation Study for this project and we have met with Natural Resources to resolve related issues. PFA 85 — This comment has been addressed with the extension of Redtail Court to connect with Fossil Boulevard. 86 — This comment has been addressed with the provision of the new public roads within in the project. 87 — This comment has been addressed by providing public streets throughout the project. 88 — This comment has been addressed by providing public streets throughout the project. 89 — This comment has been addressed by providing public streets throughout.the . project. 90 —We have provided more street frontage -to allow -approved addressing to -be placed in plainly visible sight from the street. 91 — This comment has been complied with. 92 — All three-story multi -family buildings are fire sprinklered as required. 93 — All three-story multi -family buildings are fire sprinklered as required. 205 — Hydraulic calculations will be provided to support the use of 3" water lines for fire sprinklers prior to application for any building permits. 206 — This comment has been addressed with by the extension of Cameron Drive to connect with Fossil Boulevard. 207 — All buildings face public streets. 208 — The Emergency Access Easements within the detention ponds have been removed. 209 — Cul-de-sacs meeting City street standards have been provided both at the south end of Redtail Court and at the east end of Fossil Boulevard. 50 — Added — Stationing off of Flowline 51 — Added existing features drawing 52 — Added signing and striping plan 55 — Added 57 — Added centerline profile for all streets 72 — New site and utility layout have a minimum of 10' separation. 163 — Added 180 — Coordinated 184 — Added 216 — We do not have redlined drawings 223 — Added 225 — Labeled all curb & gutter - 233 — Added 247 — Added note as requested. Light & Power 202 — We will schedule a Utility Coordination Meeting following our submittal. 203 — We will provide 40' horizontal clearance between street lights and street trees. 201 — Please see new plat which reflects tracts being designated as subject to utility easements. Natural Resources 79 — We will not be pursuing easements to cross the Redtail Grove Natural Area. 81 — Off -site construction on Redtail Grove Natural Area will not occur. Topic: Site Plan 70 — All proposed and existing ROW and easements are shown. The Hawk Buffer Zone has been added. 160 — Acknowledged 239 — We prefer to keep note 14 on plans as building footprints are subject to change per architectural construction documents. Topic: Utility Plans 16 — We will coordinate this with you 17 — New site layout addressed this comment 19 — Included in plan set 20 — Shown on site plan 21 —Added 25 — Added 27 — Added 28 — Added — on profile sheets 29 — Added 32 — Client is negotiating for necessary easements 33 — Added - New site layout shows 20.5' of right of way on College. 38 — Added 39 — Added Spot elevation 40 — Added 43 — Added a Drainage and Erosion Control Plan 47 — Added applicable details 48 — New site layout addressed this comment — dimensioned all walks 262 — Updated soils report submitted with this submittal— Dated July 26, 2002 263 — Added 264 — Added Topic: Landscape Plan 69 — We have included all easements, sight distance, and the Red-tailed hawk buffer zone. 159 — All changes are shown. Topic: Plat 64 — See revised plat 77 — It is the intent that the Homeowner's Association will take care of these open space areas and this will be noted on the plat. 161 — The most current language is on the plat 162 — Has been removed- 179 — Legal name on Utility Plans and Plat match, stating Redtail PDP 186 — It is shown on the grading plan. The Red-tailed hawk buffer is not a legally defined area and therefore is not appropriate to show on the plat 192 — Sanitary sewer easement is recorded and reception number is shown on the plat. There is no water line easement shown on the plat. 240 — We will not vacate Cameron Drive. 241 — Removed 242 — It is the intent that the Homeowner's Association will take care of these open space areas and this will be noted on the plat. 243 — See revised plat 244 — Removed 245 — Blocks on the plat are needed to legally define areas of the project that the two separate Homeowner's Associations will own, manage and maintain. 182 — We have removed the issue of having private drives off of private drives with the provision of the Redtail Court public road. Addressing will be from Redtail Court. 185 — Added to grading plan only 189 — Acknowledged. 214 — New site layout removes this gravel road. 217 — This is no longer required. After meetings with the City, we have mutually agreed to provide a link in the connectivity from the future Fossil Creek bike path north to the Mason Street Transportation station by a) providing a connecting ped / bike path from our west property line to the Redtail Court sidewalk, and b) widening the Redtail Court sidewalk as it proceeds north over the pond to accommodate both pedestrians and bicyclists. In this way, future pedestrians and bicyclists can gain access from the Fossil Creek bike trail north along a trail to be constructed in the future in the railroad easement, then east through our project, then north on public sidewalks and bike lanes to the Mason Street Transportation station. 226 — New site deleted this connection to Fossil Blvd,. site triangles no longer needed. 227 — New site layout addressed this comment 228 — New site layout addressed this comment. 229 — New site layout addressed this comment 230 — New site layout addressed this comment 231 — New site layout addressed this comment. 232 — New grading, storm.sewer and site layout addressed this comment 234 — New site layout addressed this comment 235 — Added 236 — New site layout addressed this comment 237 — Deleted - New site layout 238 — Deleted - New site layout 256 — See attached variance request of the buildings, this would encroach on open space buffer, face the elevation with garage doors toward the private open space, and defeat the purposes of having the backs of the buildings screen the vehicle activity and noise from the private open space and wildlife therein. ■ "The proposed design substantially meets the intent of the LUC to line streets with active living spaces, create pedestrian -oriented streetscapes, and provide variety and visual interest in the exterior design of residential buildings" — in this project we have met this LUC intent by landscaping, mini pedestrian -vehicle courtyards in front of each building, which courtyards are accentuated by use of colored scored concrete, walkways, sidewalks, landscaping, and variety and visual interest in exterior building design — four complementary but different types of buildings with different respective exterior designs. Engineering 215 — The anticipation of changes occurring to the plans is correct and we have taken all comments as advisory and general. 30 — After meetings with the City, we have mutually agreed to provide a link in the connectivity from the future Fossil Creek bike path north to the Mason Street - Transportation station by a) providing a connecting ped / bike path from our west property line to the Redtail Court sidewalk, and b) widening the Redtail Court sidewalk as it proceeds north over the pond to accommodate both pedestrians and bicyclists. In this way, future pedestrians and bicyclists can gain access from the Fossil Creek bike trail north along a trail to be constructed in the future in the railroad easement, then east through our project, then north on public sidewalks and bike lanes to the Mason Street Transportation station. 71 — Acknowledged 78 — Honestly not sure what this comment is regarding. Is this still pertinent? 144 — College Avenue designed. New site layout removed intersection at Fossil Creek Blvd. and College Avenue 145 — All parking is 17' w/ 2' overhang 181 — New site layout addressed this comment 273 — We have removed the emergency access drive connecting the Frontage Road and College Avenue per recommendations made by Tess Jones, Colorado Department of Transportation. 213 — The first modification titled "Modification #1 — Dead End Private Drive Over 150 Feet" has been deleted because it is no longer relevant since our plan has been revised to provide a second point of access, namely the extension of Redtail Court north to join Fossil Boulevard. 259 — The second modification titled "Modification #2 — Fire Access Road Greater Than 660 Feet" has been deleted because it is no longer relevant since our plan has been revised to provide a second point of access, namely the extension of Redtail Court north to join Fossil Boulevard. 260 — The third modification titled "Modification #3 — Proposed Street Layout" has been deleted because it is no longer relevant since our plan has been revised to provide a second point of access, namely the extension of Redtail Court north to join Fossil Boulevard. 261 — The fourth modification titled "Modification #4 — Garage Doors" has been removed. We have modified our building front fagade elevations in order to.comply with. LUC 3.5.2(E) and therefore a modification is no longer necessary. All garage doors comply with LUC garage door standard 3.5.2(E) as follows: o The goal of this provision is "to prevent residential streetscapes from being dominated by protruding garage doors and to allow the active visually interesting features of the house to dominate the streetscape". We have designed the front elevations of our buildings with many interesting complementary design elements including porches, gables, step-down roofs, stone, different types of siding and other design features to make the front facades aesthetic and attractive and to deemphasize aesthetically the garage doors. o All garage doors have been recessed at least four feet behind either the ground floor front fagade or a six foot by eight foot (or larger) covered porch. Elevations have been modified since previous submittals to comply with this standard. o We acknowledge that the garage doors comprise more than 50% of the ground floor street facing linear building frontage, however, respectfully request that the Director accept our alternative garage door treatments as described above and as illustrated in our elevations because: ■ "The configuration of the lot or other existing physical condition of the lot makes the application of these standards impractical' — because of the very unique situation of a site with major grade changes, three ponds and a very large amount of private open space (76% private open space and landscaped area), it is impractical to satisfy all of the LUC garage door provisions. While theoretically the garages could be accessed by a drive at the backs And in addition, buildings J, K, and L also face and open directly onto a major walkway spine, providing access to a sidewalk. • Every building front fagade faces a connecting walkway or a major walkway spine. • And, in the case of multi -family units, one or more of the unit entrances connect directly to a public sidewalk via a connecting walkway or a major walkway spine, in both cases without crossing driveways. • The two exceptions are Building G and Carriage House 2, for which a modification is being requested because of site configuration problems, grade problems, and the greater public interest in not invading the buffer area to the west to achieve compliance. Natural Habitats and Features Buffers • Red-tailed hawk nest site buffer — We have requested a modification of this buffer from 1,320 feet to 1,056 feet, a 5.4% reduction, which falls within the staff's authority to modify performance standard distances down to 80%, and which modification has been granted by Natural Resources. • Buffer from naturalized storm detention ponds — It is our interpretation and our lawyer's interpretation that we are in compliance with -both the -letter -and the spirit of the provisions relating to this buffer. However, the staff has taken a different, and I believe erroneous, position on this matter, both with regard to this project and other projects. Accordingly, we have had Cedar Creek document in its February 24, 2003, Addendum to Redtail Project Ecological Characterization Study Report that the reduction in the buffer falls well within the 20% reduction which Natural Resources is authorized to allow, and furthermore that such reduction should be allowed based on performance standards as outlined in this addendum and as is further supported by our wetlands impact plan, wetlands mitigation plan, natural area rehabilitation plan, landscape plan, and tree plan. In the overall context, I think it is important to point out that this project, over two and a half years, has evolved to having less residential development and more open space — it now has 76% private open space and landscaped area. 271 — Redtail PDP is 100% residential. 272 — Major walkway spines have been removed from the majority of the project since all buildings now front on public streets with public sidewalks. However, a major walkway spine has been retained to provide condominium buildings (Buildings J, K, and L) with connectivity to Cameron Drive. `r09 o We acknowledge that the garage doors comprise more than 50% of the ground floor street facing linear building frontage, however, respectfully request that the Director accept our alternative garage door treatments as described above and as illustrated in our elevations because: ■ "The configuration of the lot or other existing physical condition of the lot makes the application of these standards impractical' — because of the very unique situation of a site with major grade changes, three ponds and a very large amount of private open space (76% private open space and landscaped area), it is impractical to satisfy all of the LUC garage door provisions. While theoretically the garages could be accessed by a drive at the backs of the buildings, this would encroach on open space buffer, face the elevation with garage doors toward the private open space, and defeat the purposes of having the backs of the buildings screen the vehicle activity and noise from the private open space and wildlife therein. ■ "The proposed design substantially meets the intent of the LUC to line streets with active living spaces, create pedestrian -oriented streetscapes, and provide variety and visual interest in the exterior design of residential buildings" — in this project we have met this LUC intent by landscaping, mini pedestrian -vehicle courtyards in front of each building, which courtyards are accentuated by use of colored scored concrete, walkways, sidewalks, landscaping, and variety and visual interest in exterior building -design — four complementary but different types of buildings with different respective exterior designs. • The appropriate amount of wetland mitigation for disturbed areas has been determined by Natural Resources Department to be one for one, as this is consistent with Army Corps of Engineers and other legal requirements and parameters, and we have complied with this. • Provision of a public street connection has been accomplished. • Street improvements required on College Avenue and Cameron Drive are reflected in the plans, however, have been substantially reduced following our meetings with Tess Jones at CDOT and Fort Collins Engineering, after which we concluded that it would be a safer and better plan to terminate the "Mill Brothers" property College access. • Provision of a second point of access to the Cameron Mesa area has been , accomplished with the extension of Redtail Court. 268 — Sections of the applicable Land Use Code are addressed in this Orientation to Connecting Walkways The orientation to connecting walkway requirements (LUC 3.5.2(C)(1)) are met by all but two of the 25 buildings because:. 0 All building front facades face adjacent streets to the reasonable extent feasible. 117 —This issue has been resolved with the provision of the Fossil Boulevard and Creron Drive connection. V118 —This issue has been resolved with the provision of the Fossil Boulevard and Cameron Drive connection. J40 — With the connection of Cameron Drive and Fairway Lane, this issue has been resolved. "To the maximum extent feasible, pedestrians and vehicles have been separated from each other in this project by means of walkways and sidewalks" to satisfy LUC 3.2.2(D)(1). With regard to the 8-plex condominiums buildings, this requirement is met for the Redtail project in the same way it was met for our Promontory and Landings Bay projects. It is sometimes not possible, when you have multi -family 8-plex buildings with both the garages and most of the entries facing a street or drive, to meet this requirement 100%, therefore we have satisfied this requirement by falling within its exception, namely that "where complete separation of pedestrians and vehicles is not feasible, potential hazards shall be minimized by using landscaping, bollards, special paving, lighting, and other means to clearly delineate pedestrian areas." The hazard in these areas is relatively small, and relates to the four or six garages (varies) for each respective condominium building and the pedestrian.and vehicle ingress and.egress from same. We have minimized this hazard by use in particular of scored colored concrete, creating a private mini -courtyard area at the front of each such building, and furthermore have used landscaping and -lighting to also demark this area. _194 — We have attempted to take into consideration all of -the staff comments on this submittal with the addition of several staff member meetings to discuss our ideas and c n agreement on these issues. — These issues have been resolved. i — All of the issues discussed in this commen reso ved: • Building "I" has been removed from plan due to the extension of Redtail Court. • All garage doors comply with LUC garage door standard 3.5.2(E) as follows: o The goal of this provision is "to prevent residential streetscapes from being dominated by protruding garage doors and to allow the active visually interesting features of the house to dominate the streetscape". We have designed the front elevations of our buildings with many interesting complementary design elements including porches, gables, step-down roofs, stone, different types of siding and other design features to make the front facades aesthetic and attractive and to deemphasize aesthetically the garage doors. o All garage doors have been recessed at least four feet behind either the ground floor front facade or a six foot by eight foot (or larger) covered porch. Elevations have been modified since previous submittals to comply with this standard. LAGUNITAS REDTAIL, INC. 3944 JFK Parkway, Fort Collins, CO 80525 970-226-50009 Fax 970-226-5125 F b ure ary-26 002 3 Mr. Troy Jones, Planner Current Planning City of Fort Collins P. O. Box 580 Fort Collins, CO 80522 RE: Redtail Project / Response to Staff Comments Dear Troy, The following are our responses to staff comments from the staff project review letter to us dated August 30, 2002. Responses will be organized according to departments and comment numbers. Advance Planning 103 - We have met numerous times with various staff people, and, as a result of our discussions, have modified our project plans substantially to bring them into conformity with LUC provisions to the extent reasonably possible. Current Planning 12 —We have successfully met the requirement identified by the South College Access Management Plan to connect Fairway Lane and Cameron Drive. Fairway Lane will connect via Fossil Boulevard and Redtail Court to Cameron Drive. This connection provides the parallel local street connection in a manner that not only increases safety, efficiency and convenience not only for the residents but also the Fire Department in /case of an emergency. v115 — This issue has been resolved with the provision of the Fossil Boulevard and Cameron Drive connection.