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HomeMy WebLinkAboutLARKS NEST - PDP - 36-00 - CORRESPONDENCE - REVISIONS (3)1 Troy Jones City Planner Citv of Fort Collins Commu7 7 Planning and Environmental ' vices Current Planning I� C STAFF REVIEW COMMENTS Rick Hattman Hattman & Associates 145 West Swallow Fort Collins. CO 80525 March 8, 2001 Staff reviewed the re -submittal of the Larks Project Development Plan, and would like to offer the following comments: COMMENTS: 1. Engineering Department, Water/Wastewater Utility Department, Stormwater Utility Department, Zoning Department, Technical Services, Transportation Planning: a. See the attached comment sheet and/or redlined plans from these departments. 2. Current Planning: a. Although the project has been scheduled for a hearing on 3/13/01, all comments from all departments must be satisfied before we receive mylars. b. I have contacted the managers of the Woodlands to attempt to arrange the mid -block pedestrian connection. I haven't got a final answer from them yet. c. The original sidewalk connection between building D and the Harmony sidewalk was much better the first time we saw the site plan. Section 3.2.2(C)(5)(a) states, "walkways within the site shall be located and aligned to directly and continuously connect areas or points of pedestrian origin and destination." We still highly recommend changing this connection back the way you previously has proposed. If you have any questions about these or any other issues related to this project please feel free to call be at 221-6750. Yours truly, 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 TRANSPORTATION PLANNING Bridge. We have addressed this situated on each of the previous revisions. I will provide you a copy of each of these comments. In summary we are not providing the bridge for several reasons. One; the bridge is a liability for the developer and the future homeowners that will need to be insured against future suits forever. Two; the bridge will be an attractive nuisance that will attract activity that can be detrimental to the health and safety of the residences. Three; the bridge will be a continuing maintanence problem for replacement and safety due to freezing water, ice and snow that requires different treatment then normal sidewalks. Four; the route is not direct and continuous as required by the LUC. The bridge leaves units on a dead-end path. The bridge cuts the continuity of the open space. And the bridge isolates one of the buildings and visually makes it appear as a part of the project. The bridge does not provide superior connection to the existing pedestrian system nor is it more efficient or user friendly which is a community goal of pedestrian circulation pathways. Our present location makes connectivity to the development to the west and other neighborhoods to the west better. The cause of the depression on the property is not a natural occurrence but a manmade construction by the Storm Drainage Department of the City. The property to the west culverts this ditch continuous. The City at Starflower culverts the ditch from our property under the street. The aesthetic value that may be perceived by a bridge is destroyed by these constructions at each end of our property. Our circulation system provides a super inclusive system than a bridge in the middle of a 175-foot long ditch. CURRENT PLANNING Address current comments. We have addressed these comments on the plans and within this letter. Mid -wall connection. We understand the connecting walk is a continuing issue. Bridge issue. I have addressed this above. The section of the LUC that you site favors the design that we have placed on the drawings than the way you seem to support with a bridge going nowhere. The bridge concept isolates one of the buildings from the project and divides rather than unifies the circulation system and the project. Sincerely: Ric Hattman Hattman Associates Maintain 18" separation of utilities. Water line has been deflected as per manufacturers specifications to meet this criterion. Service abandoning note. This note has been revised as directed. Site and Landscaping comments on plans. Tree adjacent to service east side of drive at Wake -robin has been moved to 10-foot separation. Water service for irrigation has been moved west so it is not under bike parking area. STORM DRAINAGE Storm Drainage comments directly answered on the form provided by the Engineer. ZONING Trash. This comment has been on the list three times. Each time I have answered the same. Please refer to General Note 3.Trash is to be collected by a single hauler and individual cans will be stored in the garages. Landscape note 11. The note has been changed to add, "125% of the project bid provided by the Developer for the cost of the irrigation and landscaping work will be provided." Elevations? We have provided elevations with each submittal and with this revision as well. TRANSFORT No Comments. TECEMCAL SERVICES These comments are addresses by the Engineer directly. March 21, 2001 Troy Jones Project Planner City of Ft. Collins 281 N. College Ave. Ft. Collins, CO 80522 HATTMAN ASSOCIATES Architecture 145 W. Swallow Road* 970.223.7335 RE: LARKS NEST DEVELOPMENT PLAN Dear Troy; & Planning Ft, Collins, CO 80525 Fax 970. 223 . 0511 I am responding to you resent comments for the project from your March 8, 2001 letter. I will address each comment in the order you outlined. ENGINEERING Sump Pumps Buildings A & B. The sump pump exit points from these two buildings have been located in the southwest corner and the northwest corner respectively. This water will be directed into a one foot wide drain pan that will run continuous to the walkway west to and through the vertical curb at the most adjacent parking area. This water is confined on site and is directly directed to our own on site detention area. Sidewalk connection to southwest grades exceeds slope criteria. The grading on the grading plan did not provide for grading in this area. This has been corrected to provide ADA grading. Ownership Statement on Plat. Revised to reflect multiple lots. Site distance note. This note as you outlined has been added to the Plat and Landscape Plan. WATER/WASTEWATER UTILITIES Coordinate plans. Plans have been coordinated. Irrigation service under bike parking. Service has been moved. Show all meter pits and curb stops. So added and noted. .