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Home My WebLink AboutLINDEN PARK (KEATING PROP.) - PDP - 62-98B - CORRESPONDENCE - RESPONSE TO APPLICANTPEDE STRIAN/BIGYGLE PATH CONNECTIONS CONCRETE WALK CONNECTION LOT A EASEMENT LINEI •r IN Lam• • I M • SIDEWALK _ ..._ ._.. . TO STREET 12' PUBLIC ACCESS EASEMENT LOT B L>�-4 WALK WIDTH! 5' at the street and in front yards. 8' along side yards. EASEMENT WIDTH! 12' wide, located on one lot or on a common area tract. WHERE USED! When required by the City. use to make neighborhood connections where streets are not required or feasible. W i l i..r� � r• r �: ,i 10+29.02 PC' 10+19.02,l l i CURB i r i 9+91.78 PCR 9+74.71 IL PI '= ` . w,. pFFR��- •,, � �o = lF� p ktEXISTING rL__ ELEVATION (TYP.) � Soso = _ •1 ` li li MAINTAIN .EXISTING TOP OF CURB ELEVATIONFROM PCR TO PCR 9+34.33 FL PI Q MATCH EXISTING �; CURVE DATA PCR UQ CURVE RADIUS LENGTH TANGENT CHORD DELT/ FL1 48.00 75.40 48.00 67.88 90'00' FL2 20.00 31:42 _ 20,00 28.28 90000, FL7. 32.00 50.14 31.87 . .45.17 89'46 FL,8 , 30.00 8.10 4.07 8.07 .15 27 FL9 30.00 10.43 5.27 10.38 19'55 FL10 76.00 107.27 64.76 98.58 80'52 FL11 30.00 10.43 5.27 10.38 19'51g FL12 30.00 8.10 4.07 8.07 15 27 FL39 18.63 29.81 19.19 26.74 91041 FL40 18.89 26.70 16.13 24.54 80'5c. --......... 00 ...-... ......... .to 00 ...._...... O.--0 ..- .......... ._.........._...-a.. `, .n ........._. _._... m ac)------- ......... - o .....ao ........ .,� „roi o......m - INTERSECTION, SEE SHEET 17 7929 I HORZ. 1 0 10 25 50 "%Mmwmm� VERT. 0 1 2.5 5 SCALE IN FEET APF CHI CH CH Cv cl ........... .... -------- ........ ----- -- - ---- C14 Jo 0 . .. ....... 0 ........... ...... 06 ... .... .. . . ....... .. --- -- - -- ------ --- -- --- ------- u ... ........... .. . ... .... ... ............ ...... ...... ............ ........... ....... _.- - . ...... ...... - ... .... . .. ..... 51 5115 .... .... ....... ......... ..- ...... ...... .... . ....... .. ...... . .... ..... .. .... I ......... ..... ....... ................ __ .............. ............... ...... .... ....... ...... ..._ ._............... .......... Ex.I..S...T.ING ...... .... . ....... ... .. .. . .... . .............. . ...... ... .... ... . .... ..................................... ....... ..... .................. ... ............. GROUND-. ... ....... . nt .V... C......... . ... ........ . ......... . .... ..... V'c . ...... ........ ...... ... ':W: .. . ....... .... ...... .................. . .. ........ ... . .............. .......... .... .. ......... q.mw:: :::�Y' ... . . .... ...... ... a .... .... ........ : ........ safe. If the applicant would prefer they can justify a decreased offset in the variance request with special note that this requirement is more than what is specifically required in section 1.02.03e. 4. As the applicant begins to layout the design for the PDP submittal, "The Oval" should be designed to accommodate pedestrian and bicycle access (i.e. access ramps and a central sidewalk spine). In regard to the previous comment, I would recommend that the applicant contact Kathleen Reavis or Mark Jackson in Transportation Planning. ♦ In regard to street width, Detail D-2-b states that an additional 4 feet may be required in the travel lane to accommodate bike traffic to serve activity areas, such as schools and parks. My response to the request for the additional 4 feet is that it is not needed on the northern and southern streets, but it may be justified on the central spine to the east of the oval. ♦ The entrance into the proposed development does meet criteria as layout in the Street Design Manual. However, in my opinion that the taper should be made to extend further (this is just a suggestion). ♦ The applicant will need to provide a second point of access into the development for emergency access. Controlling Access ♦ Along the northern property line, the applicant's design proposal depicts a 10-foot strip of land, which could prevent future developments to the north from accessing the street adjacent to its southern property. Whether this is the intent of the applicant or not, Land Use Code (LUC) Section 3.6.2(G) specifically states that "the applicant shall not be permitted to reserve a strip of land between a dedicated street and adjacent property for the purpose of controlling access to such street from such property unless reservation is approved by the City Engineer and the control of such strip is given to the city". In a nutshell, this issue should be discussed in more depth with the City Engineer to determine if the applicant should dedicate a public access easement for that strip along the northern property or build the street along the northern property line. Note: If the street is built along the property line, the applicant can file for a repayment of the half the street width when the property to the north redevelops. Street Design ♦ Since "The Oval" does not meet horizontal requirements for streets in the city's Street Design Manual a variance to the City Engineer and Traffic Engineer shall be required and submitted to the Engineering Department. The coordination of the variance should be done through the Development Review Engineer, which is myself. At that time of the variance the Engineering Department should have a more comprehensive design from the applicant and therefore should be able to provide the applicant with more substantial design comments. The following are comments that can be made now in regard to "The Oval" design: 1. "The Oval" will need a blanket sight distance easement to meet the 300-foot sight distance requirement for a local street. 2. It appears that "The Oval " will be two-way, is that assumption correct? 3. The Street Design Manual (section 1.02.03e) specifies that "streets intersecting on opposite sides of a residential or collector street shall be directly across from each other or offset by at least 200 feet between centerlines". A technical interpretation of this standard would deem this comment irrelevant due to the phrase "...on opposite sides... street". However, in this case, the Engineering Department has the authority under section 1.02.01 of the Street Design Manual "...to require more than is presented in this document". I feel this requirement is justifiable based on the fact that the Engineering Departments is responsible for maintaining that street designs are vCEPTUAL PROJECT COMMENT SHEET City of Fort Collins Current Planning DATE: 8/25/99 DEPT: ENGINEERING PROJECT: Keating Property PLANNER: Ron Fuchs ENGINEER: Mark McCallum Conceptual Comments: ♦ As headlined, the comments listed below are conceptual comments with the review based upon the one sheet ("Preliminary Site Plan") submitted by VF Ripley. The applicant should expect that comments in the future could conflict with direction provided with comments today. The reason for this is the limited information provided to the Engineering Department for review (i.e. Transportation Impact Study & Utility Plans). To conclude this introduction, the suggestive comments listed below are not committing the Engineering Department to approving the horizontal layout as shown on the "Preliminary Site Plan" nor does this comment letter relieve the applicant from off -site construction and design responsibilities. Details ♦ The four 90-DEG. radii located throughout this project should be designed as shown on the first detail sheet attached to this letter. The intent is to provide a "bump -out" that allows adequate automobile maneuverability in conjunction with on -street parking. (Note: This detail is not found in our Street Design Manual). ♦ The two ten (10)-foot walkway spines shall be designed with a twelve (12)-foot public access easement per Detail D-4 in the Street Design Manual. (Comments Continued on the Next Page) Date:lk/c/f Signature: PLEASES ND COPIES ❑ PLAT OF MARKED REVISIONS: ❑ SITE El ❑ UTILITY NO COMMENTS —SUBMIT MYLARS 0 LANDSCAPE 2. Determination of the need of a potential rail road pedestrian trail crossing will be based on the TIS. 3. Categorization of interior roadways will be based on the TIS. 4. Coordinate the trail system through out the development with Transportation Planning Services. Please coordinate all drainage concerns with the Stormwater Department. In addition, I have attached preliminary conceptual Engineering comments for your review. If you have any questions or other concerns relating to these comments please call me at 970.221.6750 and/or e-mail: rfuchs@ci.fort-collins.co.us. Thank you. Sincerely, Ronald G. Fuchs City Planner cc: Mark McCallum Kathleen Reavis Craig Foreman Basil Hamdan 3 (ornamental trees) (LUC 3.2.1(K) from any street light. All driveway locations and utilities shall be shown to ensure compliance with the Land Use Code. 6. Please make sure the minimum species diversity is provided in accordance with Section 3.2.1(D)(3) of the Land Use Code. 7. Show existing trees (including species and diameter) and designate whether they are to remain or be removed. Tree protection will be required in accordance with Section 3.2.1(F) of the Land Use Code. 8. Address all visual clearance and sight distance triangle areas per Section 3.2.1(L) of the Land Use Code. 9. Please note the detached housing model variety standards per LUC Section 3.5.2(B). 10. Please note the required setbacks per LUC Sections 4.4 and 3.5.2(D). 11. Please note the required garage standards per LUC Section 3.5.2(E). 12. LUC Section 3.6.3(A)-(F) and the Fossil Creek Reservoir Area Plan requires that the local street system provide multiple direct connections to provide a street grid pattern of through streets to facilitate traffic movements. Streets shall connect to other streets within a development and to existing and future streets outside the development to serve parks, schools or other public and private lands within a neighborhood. a) The proposed north/south street parallel to the Burlington Northern/Sante Fe Rail Road does not represent or provide a direct connection to lands to the north and south (LUC 3.6.3(B)). The proposed looped street represents and forms a barrier and does not contribute to an orderly future street system of the neighborhood. This development has not demonstrated that a street layout meeting Code standards is infeasible. It appears that a re -design is needed to meet these Land Use Code standards. 13. Please elaborate on the 10-foot strip separating the street and the north property line. Access should not be prohibited to this east/west street; hence, the purpose of this strip isunclear to staff and needs to be eliminated in order to meet LUC Section 3.6.3(B) and the Fossil Creek Reservoir Area Plan. 14 Label the appropriate scale(s) for each illustrative elevation and sheet plan. 15. Delineate all property lines and all rights -of -way, sidewalk widths and improvements on all plans. 16. Please provide a formatted breakdown of densities per LUC Section 3.8.18 Gross Residential Acreage. 17. Accommodations shall be made to tie the street sidewalk system into all trail systems, including the twelve (12) foot trail corridor designated adjacent to the Burlington Northern/Sante Fe Rail Road. 18. All mid -block and other pedestrian walkway connections shall be designed to City standards. 19. Need to comply with all provisions of the Fossil Creek Reservoir Area Plan. 20. The burden of demonstrating compliance with all Land Use Code Fossil Creek Reservoir Area Plan criteria is with the applicant. Poudre Fire Authority offers the following comments: 1. Need enhanced (temporary) secondary access onto Timberline Road. 2. Maximum length of street without sprinklers or secondary access is 660 feet. Fort Collins Transportation Planning Services Department offers the following comments: 1. A Transportation Impact Study (TIS) is required with your Project Development Plan (PDP) submittal. To coordinate the parameters of this study, please contact Eric Bracke, the City's Traffic Engineer, and Kathleen Reavis, the City's Transportation Planner. 2 Commu y Planning and Environmental .vices Current Planning City of Fort Collins September 9, 1999 Tom Dougherty Construction, Inc. Mr. Tom Dougherty 220 East Mulberry Fort Collins, CO 80524 970.493.4980 Keating Preliminary Development ' Dear Tom: Pursuant to our telephone conversation on September 2, 1999, you verbally requested a desire for written comments based on'a preliminary site plan dated 08/18/99. The information provided to staff is not a complete application and all comments relate to the preliminary plan. Please note that final decision and comments can only be made with an official project development plan, traffic impact analysis, and the appropriate filing fee(s). The following are preliminary conceptual Current Planning comments: 1. The site is located in the LMN, Low Density Mixed -Use Neighborhood District and the project will be regulated under the Land Use Code (LUC). a. All sections of LUC Division 4.4 of the Land Use Code need to be complied with including 4.4(B) Permitted Uses; 4.4(C) Prohibited Uses; 4.4(D) Land Use Standards (1) Density (2) Mix of Housing (3) Neighborhood Centers; and, (E) Development Standards. b. Need to comply with minimum park dedication standards. - c. The maximum residential building height per Section 4.4(E)(3) is 2.5 stories. 2. The proposed use(s) are subject to Type 1 review. 3. All modifications to code standards will be reviewed by the Planning and Zoning Board. 4. This development must comply with all applicable General Development Standards as set forth in Article 3 of the Land Use Code, including but not limited to the requirements for vehicle and bicycle parking, parking, building setbacks, landscaping, etcetera. These development standards are set forth in the following divisions: a) Division 3.1 General Provisions b) Division 3.2 Site Planning and Design Standards c) Division 3.3 Engineering Standards d) Division 3.4 Environmental, Natural Area, Recreational and Cultural Resource Protection Standards e) Division 3.5 Building Standards f) Division 3.6 Transportation and Circulation g) Division 3.7 Compact Urban Growth Standards h) Division 3.8 Supplementary Regulations 5. Per LUC Section 3.2.1(D)(2) street trees shall be placed at thirty-foot to forty -foot spacing intervals in the center of all parkway areas. The trees shall be placed at least eight (8) feet away from the edges of driveways and alleys, and forty feet (shade trees)/fifteen feet 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020