HomeMy WebLinkAboutREDTAIL RESIDENTIAL - PDP - 26-01 - CORRESPONDENCE - REVISIONS (9)Forestry
Existing trees have been identified in terms of species, size, removal and protection.
We look forward to working with all concerned to make this an extraordinary and
successful project we all can be proud of.
Sincerely, �Q
Jonlout President
JP/hlb
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Natural Resources
79 — Project has been redesigned so no easements are required.
81 — No construction will occur within the adjacent natural area or the Redtail hawk
nesting site buffer.
83 — Wetlands mitigation plans are being provided.
Transportation Planning
94 — See Current Planning sections 104, 112, and 113 above. (anything else that's
related)
100 — All TIS issues have been addressed in this submittal.
200 — The TIS has been updated.
Stormwater
170 — Done.
171 — The plan has been modified so no off -site easements are required.
172 — The plan has been modified so no off -site easements are required.
173 —The plan has been modified so no off -site easements are required.
174 — Done.
175 — The plan has been modified so no off -site easements are required. Retaining
wall detail provided. Wetlands shown on grading plan as requested. Contour
elevations better labeled as requested. Elevation tie-ins provided.
176 — 100 year HGL shown on storm sewer profiles. Water tight joints provided.
Zoning
149 — Done.
150 — The landscaping will not be phased — the entire project will be constructed in one
phase.
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187 — Both sets of redlines are included with this submittal.
Light & Power
10 — We request that a Utility Coordination Meeting be scheduled ASAP.
Police
151 — Provided.
Poudre Fire Authority
85 — Changed from private drives to public streets. Problem resolved.
86 — See modification request.
87 — Road width question resolved. All buildings have been fire sprinklered.
88 — See modification request.
89 — Second point of access has been provided from College by an emergency access
way through the median between College and the frontage road opposite Coronado,
and in addition, an emergency access way is being provided through the parking lot of
Lots 9 and 15, Cameron Park. These two changes have the effect of reducing the
dead-end length of the emergency access road for the Cameron Mesa / Redtail project
from 900 feet down to 750 feet. This still is in excess of the 660 foot requirement, and
accordingly all buildings are being fire sprinklered and a modification is being requested.
90 — Private drives have been replaced by public streets, resolving this problem. The
building letters will be approved and locations are shown on the elevations.
91 — Provided.
92 — All buildings are being fire sprinklered.
93 — All 17 buildings are being fire sprinklered.
177 — Private drives have all been changed to public streets, solving this problem.
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42 — There will be no phasing of this project.
43 — Done.
44 —.Done.
45 — Provided. Project has been redesigned so no off -site easements are required.
46 — Shown.
47 — Updated and provided.
48 — Done.
50 — Shown.
51 — Done.
52 — Signs shown.
54 — Done.
55 — Provided.
56 — Done.
57 — Done.
58 — Done.
60 — Scale corrected.
72 — Utility separation corrected.
146 — No off -site construction and thus no off -site easements required.
147 — Drainage report provided.
148 — Updated TIS provided.
163 — Done.
164 — Done.
180 — Corrected.
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192 — Off -site sewer easement is recorded. Easement through the plat is existing water
sewer easement.
193 — Acknowledged.
Topic: Site Plan
70 — Acknowledged.
145 — All parking stalls are 17' deep, with a 2' overhang into either a sidewalk or
landscaped area. The exception is area near buildings M, N, O and P. Those stalls are
19' deep since they face each other.
152 — The Tract designations appear as they do on the Plat.
160 — Acknowledged.
Topic: Utility Plans
16 — Provided.
17 — Streets changed to public. See modification request regarding excess length.
Minimum width requirements resolved.
20 — Resolved.
25 — Provided.
28 — Provided.
32 — Provided. An off -site construction easement will not be required.
33 — Provided.
35 — Private drives replaced with public streets. Minimums have been met.
36 — Pond outlet now entirely on project property.
38 — Done.
39 — Provided.
40 — Statement added.
41 — Provided.
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157 — This issue has been addressed with Fossil Creek Boulevard going through to
College Avenue as a public street.
165 — Done.
181 — See modification request.
182 — Now that Redtail Court and Fossil Boulevard are public streets, the 30-foot width
should be resolved. Poudre Fire Authority has agreed to a modification for this.
184 — Done.
185 — The Redtail hawk buffer has been placed on the plans as requested.
189 — Acknowledged.
Topic: Landscape Plan
69 — All easements and right-of-ways are shown on the landscape plan.
158 — The line weight for the utilities have been darkened, but still shown in a gray tone.
159 — Acknowledged.
Topic: Plat
63 — Done.
64 — Corrected.
65 — Labeled.
77 — Provided
161 — Plat language updated.
162 — Language removed.
179 — Corrected.
183 —Railroad ROW shown.
186 — The Redtail hawk buffer has been placed on the plans as requested.
191 — Done.
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23 — Current date has been added.
24 — Vicinity map size has been corrected.
26 — Soils investigation report reference corrected.
27 — Statement annotated correctly.
29 — Indemnification statement added.
31 — Contours shown and labeled.
34 - The plan has been modified so no off -site easements are required.
37 — Arrow labeled and dimensioned.
49 — Sidewalks completed.
53 — Manholes sized and labeled as requested.
59 — Pedestrian crosswalk added.
61 — Vicinity map corrected.
62 — Curve data provided.
66 — Plat and legal now correct.
67 — Plat updated and correct.
68 — Plat corrected.
144 — Done.
155 — We are agreeable to contribute the cost for design and construction of the "ledge"
immediately to the west of the northernmost pond, which shall be designed and
constructed by the City in the railroad easement in conjunction with their Mason Street
Transportation Corridor project, and furthermore are agreeable to guarantee our
financial contribution for same by bank letter of credit in an amount as is reasonably
agreed based on cost estimates.
156 — Public street has been provided as requested. Furthermore, parking lot access
and buildings have been arranged in a way to minimize traffic and maximize safety for
children.
N
196 — We request that the City reevaluate its position on the issue of a public street
connection between Fossil Boulevard and Cameron Drive in light of:
A. The new public streets being provided,
B. Our commitment to contribute financially to the design and construction of the
"ledge" in the railroad easement to the immediate west of the northernmost pond,
which ledge shall be for the purpose of supporting a bike / ped trail to be
designed and constructed by the City as part of its Mason Street Transportation
Corridor project, and
C. Other information and considerations which have come to light since this
comment was made on January 23, 2002.
197 — Please see revised and modified modification request.
198 — Public streets have been integrated into project as requested.
199 — Redlines and comments have been responded to.
Engineering
Topic: General
18 — Completed.
19 — Provided.
30 — Two sidewalk connections have been added — one at the south end of Redtail
Court and one at the north end. We will build the 5' wide walks to the west property line
so that when the bike / ped trail along the railroad easement is constructed, connections
can be made.
71 — Acknowledged.
78 — Done.
143 — Following are our responses to Engineering items 16 — 78 from the staff
comments dated August 28, 2001 not addressed elsewhere:
19 — Striping plan has been provided.
21 — Preamble title has been corrected.
22 — Legal description has been provided.
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B. The LUC intent to allow active, visually interesting features of the buildings to
dominate the streetscape is achieved: Interesting and strong architectural
elements of our buildings are dominant and garage doors, although clearly
visible, are subordinate. .
C. The configuration of the lot or other physical condition make the application of the
basic garage door standards impractical: The difficult constraints of the site
(railroad to the west, open space to the south, ponds to the east and north),
coupled with our desire to maintain maximum natural areas and open space,
require that most of the garages be at the front of the buildings rather than
accessed by alleys or elsewhere.
D. The proposed design substantially meets the LUC intent to line the streets with
active living spaces: Central in our project is a linear park with mail kiosk,
meandering walks and benches. All 8-plex condominiums open onto colored,
patterned concrete courtyards, central to each building, which provide
connectivity to sidewalks and the central park area. In this fashion we
successfully achieve the active living space requirement notwithstanding the
presence of garage doors.
E. The proposed design substantially meets the LUC intent to create pedestrian -
oriented streetscapes: The design of this project meets this requirement with
pedestrian -friendly buildings, a central park, courtyards, walks, connectivity
between the buildings and central park, street trees, and other project
landscaping.
F. The proposed design substantially meets the LUC intent to provide variety and
visual interest in the exterior design of residential buildings: The design of this
project meets this requirement through the aesthetic use of shed roofs, gables,
masonry, a variety of siding materials, garage door windows, stepped down
rooflines, set back entrances, balconies, porches and other exterior design
considerations.
140 — As per Section 3.2.2(D)(1), this project provides pedestrian and vehicle
separation to the maximum extent feasible as is described above. Furthermore, where
complete separation is not feasible, such as in the central areas in front of buildings, the
hazards are minimized by the use of colored, scored concrete courtyard areas to
indicate the multi -use nature of these areas.
194 — Comments have now been addressed.
195 — Both requested fundamental layout concept changes have been made as
requested: 1) a public street connection through the Hilltop Farm neighborhood to
connect Fossil Boulevard to College Avenue, and 2) public streets integrated into the
Cameron Mesa site.
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and also provides for such facilities in a way that is enhanced and superior to the
alternative.
D. Very importantly, the alternative design we have proposed minimizes the impacts
on natural areas and features by avoiding running a major roadway through the
middle of a pond, provides distribution of traffic without exceeding level of service
standards, provides connectivity to College (Cameron signal light and planned
Fairway signal light), provides ped / bike connectivity to commercial shopping
center (via planned Mason Street Transportation Corridor) to Wal-Mart shopping
center and north to other Fort Collins shopping areas, and maintains
approximately 30% of the site as private open space protecting the existing
natural resource and wildlife attributes and maintaining a use complementary to
the City's Redtail Natural Area immediately to the south.
114 — See response to 112 above.
115 — See modification request.
117 — This problem is being mitigated by installation of an emergency fire access across
the median opposite from Coronado which, coupled with an emergency access
easement across the parking lot of Lots 9 and 15, will allow fire and emergency trucks
from College a second point of access to the project as well as a second point of access
to Cameron Park and Fossil Creek Office Park. This has the effect of reducing the
number of feet of the project's dead-end cul-de-sac from 900 feet to 750 feet.
However, since this still exceeds the 660 foot standard, a modification is being
requested. See modification request.
118 — See response to 117 above.
119 — The project has been redesigned, replacing private drives with public streets, as
requested.
137 — Not applicable as no commercial buildings are being proposed in this project.
(The office buildings originally proposed have all been converted to residential buildings
and / or deleted.)
138 — Section 3.5.2(E)(5) provides that alternative garage door treatments be accepted
by the director if:
A. The LUC intent to prevent residential streetscapes from being dominated by
protruding garage doors is achieved: In our project the buildings have been
juxtaposed and no buildings are opposite each other, which assures that the
garage doors do not become a repeating or dominating motif; and in addition, the
buildings have other architectural features which are dominant.
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Cameron Drive connection were built (such traffic will not meander down through
Cameron Park).
C. Extension of this roadway south would involve massive condemnation of private
property or two right angle turns and a bridge over the pond. The first alternative
is abhorrent. The second alternative would not be very safe with two right angle
turns, would be extraordinarily expensive to build, and would disrupt and / or
virtually destroy the northernmost small pond along with such habitat and wildlife
which presently exist there.
113 —While the general standard provided in Section 3.6.3(B) provides in general that
"proposed developments be designed to be safe, efficient, and attractive, considering
use by all modes of transportation", Section 3.6.3(H) provides for alternative compliance
which is clearly relevant in the case of this Redtail project, and accordingly which we
request please be applied.
A. As part of our project, we are contributing financially to the design and
construction cost of the "ledge" which the City will construct in the railroad right-
of-way at the west edge of the northernmost pond, as part of its Mason Street
Corridor Project, which will provide pedestrian and bicycle connectivity from our
project north to the southern terminal of the Mason Street Transportation Corridor
as well as east to the public sidewalk along Fossil Boulevard. In addition, it will
permit the bike / ped link between the planned Fossil Creek bike path and such
Mason Street Transportation Terminal to be made.
B. Based on our transportation studies, it is clear that the vast majority of traffic -from
the Mason Street Transportation Terminal and general area will access College
at the planned stoplight at the corner of Fairway and College, and that this would
be the case even if Fossil Creek was extended south to Cameron Drive.
Also, it is clear from our transportation study that virtually all of the traffic from the
Cameron Mesa neighborhood of our Redtail project will access College Avenue
at the existing Cameron Drive — College stoplight, and that this would be the
case even if a north — south Fossil Boulevard — Cameron Drive connection was
built.
And furthermore, it is desirable and planned that the Cameron Mesa / Redtail
people who wish to proceed north to the Mason Street Transportation Corridor do
so by walking or biking two or three blocks along the planned bike / ped trail.
Accordingly, even if the Fossil Boulevard — Cameron Drive roadway connection
were made, it would be used by virtually no north — south vehicular traffic.
C. The alternative of not connecting Fossil Boulevard and Cameron Drive still
maintains facilities for bicycles and pedestrians to the maximum extent feasible
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With regard to the use of the existing plat, firstly, the plat is 20 years old and out of date
in terms of current engineering requirements and secondly, while the existing plat could
be used, the resulting project would be very mediocre and, although it would satisfy the
LUC "street facing" requirement, it would fail to achieve numerous magnificent LUC
creative potentials, goals and objectives, which are possible, but only if we work at it.
105 — Requested meetings have been held.
106 — Many of the modifications and variances previously requested are no longer
necessary.
107 — Previously our project had a total of 19 buildings, all facing major walkway spines
and accessed by private drives, however, we have modified the plan at staff's request
and now have reduced the number of buildings from 19 to 17, all of which have front
facades which face public streets except for one, Building I, which has a front facade
facing a 200' connecting walkway connecting the primary entrance to a public street
sidewalk.
108 — Public streets have been installed as requested and major walkway spines
deleted.
110 — Public streets have been installed as requested and density reduced by 20%.
Overall project density.is only 11.5 units per acre.
111 - Public streets have been installed as requested and density reduced by 20%.
Overall project density is only 11.5 units per acre.
112 — While, as a matter of principle and policy as per LUC provisions 3.6.3(B) and the
South College Access Management Plan, it may be desirable to have more off -College
north — south connectivity, various factors militate against this for the very short section
of north — south connectivity that theoretically could be possible by extending Fossil
Boulevard south.
A. It is only possible now (20 plus years after original conceptual transportation
plan) for this north — south street to run a few blocks because it is blocked by
Spradley-Barr at the north and a large pond at the south and City natural area
south of that.
B. Transportation studies show that even if it were possible to achieve Fossil
Boulevard — Cameron Drive connectivity, virtually no traffic would use this
roadway. This is because i) the Cameron Mesa / Redtail traffic will use the
College / Cameron Drive signal light to gain College Avenue access, and would
continue to do so even if the Fossil Boulevard — Cameron Drive connection were
built, and ii) when the Mason Street Transportation Terminal is built, the vehicular
traffic to and from same will use the planned stop light at the intersection of
Fairway and College and would continue to do so even if the Fossil Boulevard —
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the property was then developed as an office park with offices built on most of the lots;
c) a conceptual transportation plan was drawn up, proposing the idea that Mason Street
could be extended south through Cameron Park, through 38 acres of open space (now
Redtail Natural Area) and connecting with a public street behind the Nissan dealership;
d) this plan never was acted on and never addressed the questions of how private
property would be obtained - purchase, condemnation, or otherwise; e) nor was there
any consideration given to the impact this plan would have on natural areas; f) Walmart
was allowed to be built, effectively blocking this potential connectivity; g) Fossil Creek
Office Park PUD was superimposed on top of existing platted ground and partly built
out; h) the City purchased 38 acres for Redtail Natural Area, effectively blocking any
extension of this conceptual roadway south; and i) the City was left with 100 yards of
Fossil Boulevard, which now can neither be extended north or south because of major
ownership, use, natural area, and geographic impediments.
It is possible to extend Fossil Boulevard south over a pond, through a natural area, and
through our proposed project to connect with Cameron Drive as originally requested by
the City, however the cost would be prohibitive (about $750,000) and the benefit would
be negligible (our traffic engineer projects that it would receive very little use).
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I
LAGUNITAS REDTAIL, INC.
3944 JFK Parkway, Fort Collins, CO 80525
970-226-5000• Fax 970-226-5125
July 24, 2002
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 January 24, 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.
We are agreeable to provide a letter of credit for our contribution, in an amount as
agreed based on estimates, for the cost of design and construction of a "ledge" in the
railroad easement to the immediate west of the northernmost pond, which ledge shall
be for the purpose of supporting a bike / ped trail to be designed and constructed by the
City as part of its Mason Street Transportation Corridor project.
In addition, we have redesigned the project with public streets instead of private drives
as requested.
Current Planning
104 — Our summary of the area's history is: a) Cameron Park was platted by Cameron
Park First Filing in 1978 and Cameron Park Second Filing in 1981; b) the front half of
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