HomeMy WebLinkAboutHARMONY TECH. PARK AMENDED ODP - 12-97C - CORRESPONDENCE - (7)20) All redlined documents with plan revisions shall be returned to the Current Planning
Department.
Additional comments and the required number of revised plans may be forthcoming as the various
departments including the Current Planning Department and reviewing agencies continue to review
this request.
Please provide a written response to. each of the above comments with the submittal of plan
revisions. In addition, a revised site development plan drawn to scale which is clearly dated and
labeled shall be submitted to address the above.
Section 2.2.11. of the Land Use Code requires that an applicant submit revisions based on this
letter within 90 days or the project application becomes null and void. Your response to the City's
concerns is due by July 4, 2000. A 30-day extension to this deadline is available. Request for an
extension should be directed to the Current Planning Director. If remaining issues are those that
do not require plan revisions, a status report verifying continuing efforts toward resolving the issues
is required within the same timeline.
To facilitate the complete re -submittal of the application with supplemental materials, please have
your project manager contact Ginger Dodge and/or Voneen Macklin of the Current Planning
Department at 970.221.6750. Please contact me at 970.221.6750 and/or e-mail: rfuchs(a ci.fort-
collins.co.us if you should have any questions or concerns related to these comments.
Sincerely,
Ronald G. Fuchs
City Planner
cc: Mark McCallum
Pete Wray
Kathleen Reavis
Eric Bracke
Bob Blanchard
Greg Byrne
Stormwater
Current Planning File #12-97C
DANly Documents\Planning Document\Harmony Technology Park ODP\Hannony Technology Park ODP first riling comments.doc
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9) The total land area and approximate location and amount of open space included in the
residential, business, commercial and industrial areas need to be shown as required by the
City of Fort Collins Development Manual.
10) The plan needs to remove lot line references to preliminary plans not approved (i.e.
Willowbrook). _
11) The location of all proposed and existing arterial, collector and connector streets and major
pedestrian and bicycle routes, including major points of access need to be proposed and
shown on the plan sets (i.e. tie in connectivity of the trail system with Willowbrook) as
required by the City of Fort Collins Development Manual.
12) Show all major utility lines as required by the City of Fort Collins Development Manual.
13) The, plans need to reference the 80-foot setback on Harmony Road and all other
requirements of the Harmony Corridor Plan.
1.4) The approximate location and size in acres of any public use needs to be shown as
required by the City of Fort Collins Development Manual.
15) The plan needs to reference storm drainage systems.
16) The plan needs to reference primary and secondary land use breakdowns with
percentages.
17) LUC Street Pattern Connectivity:
a) Sections 3.6.2, 3.6.3 and 4.21 imply that it is in the public's best interest to have
neighborhoods which transition and link to surrounding neighborhoods with a unifying
pattern of streets and blocks street system with multiple direct street connections at
intervals not to exceed six hundred sixty (660) feet. LUC Section 3.6.3(A)-(F) require
that the local street system provide multiple direct connections with a street system
pattern of through streets to facilitate traffic movements (see Advance Planning,
Transportation Planning and Engineering comments).. 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.
i) Factoring a road system on the north, south, west and east property lines, the street
system needs to provide for both intra- and inter -neighborhood connections to knit
developments together (i.e. street connections to future streets and future
developable lands and internal to the property as required by LUC Section 2.3).
The Code requires a minimum of five (5) potential roadway connections on the north
property line; three (3) on the west and east; and seven (7) on the south property
lines. Please note staff would support a minimum of what was approved for
.Harmony Technology Park (Current Planning File #12-97). However, intra- and
,inter -neighborhood connections will still be required. If alternative compliance is
requested, the burden is with the applicant to provide a written justification for
alternative compliance based on code criteria.
b) To assist City staff and the Planning and Zoning Board in evaluating the modification of
code standards, a legitimate plan meeting all code standards shall be submitted.
Further, to assist the Decision Maker in determining Alternative Compliance, a narrative
needs to be submitted to the City that accurately focuses on Alternative Compliance to
Land Use Code Section 3.6.3(H)(2). In order to facilitate staff's recommendation to the
Decision Maker, an Alternative Compliance request will be needed and forwarded to the
Fort Collins Current Planning Department.
18) Rock Creek Drive shall align with the point of access on the west side of County Road 9 at
Harvest Park.
19) The plan needs to comply with all limitations imposed by the Land Use Code including the
Land Use Standards of LUC Division 4.21 as it regulates dimensional standards,
density/intensity, mix of housing types, access to a park, central feature or gathering place,
and the need to comply with the provision of a neighborhood center.
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9) Eric Bracke, City Traffic Engineer and Kathleen Reavis have concerns about the Traffic
Impact Study. These concerns relate to the Harmony Road (State Hwy 68) access plan.
Their concerns need to be addressed in the traffic study prior to considering any
construction improvements.
10) Please address the specific comments and concerns redlined on the ODP.
11) Please show the street network through Parcel B.
12) Please include pedestrian corridors on the ODP and label as such.
R. Advance Planning Department: provides the following:
1) Street Layout
a. Multiple direct connections at an interval of 660 feet are required along all perimeter
boundaries of the site. If the 660 feet spacing is not met, then an alternative
compliance request should be submitted.
b. Based on the approved Master Street Plan, in addition to the Collector Street shown for
Cambridge Drive, the other north/south Collector Street between Parcel "A" and "C"
needs to be shown on the ODP. "Stub -out" arrows are not sufficient to reflect this
alignment.
c. The street connections leading south into the Willow Brook ODP should be coordinated
with that application. Staff has additional comments requiring local street access
between projects.
d. See also Advance Planning Comments for Willowbrook ODP — attached)
S. Current Planning Department: provides the following:
1) Prior to formal re -submittal, it is pertinent that City staff meets with you and your team to
discuss potential issues as they relate to the Land Use Code, the Harmony Corridor Plan
criteria and standards. The Land Use Code requires Harmony Technology Park ODP tie in
with the surrounding area as a whole (east, west, north and south) including interconnecting
direct vehicular and pedestrian ways with the Willowbrook ODP (under review at this time,
Current Planning File #8-99B).
2) The plan needs to include reference to an Index of Drawings on the first plan sheet page.
3) Provide a context plan showing the proposed site plan in relation to the surrounding area.
This plan shall include an area beyond the property lines of the proposal showing the area
and uses within one hundred fifty feet (five hundred (500') feet if natural areas are in the
vicinity) of the proposal, exclusive of public right-of-way, at the same scale of the underlying
proposal as required by the City of Fort Collins Development Manual. All plan sets shall
reference the overall development plan. Further, the plan shall show the following:
a. Land use, location of principal structures and major existing landscape features.
b. Densities of residential uses..
c. Natural features of the landscape.
4) As required by the City of Fort Collins Development Manual, the vicinity map shall .include
an area at least one (1) mile of the site showing the following:
a. Zoning Districts. Existing zoning needs to be shown and correlate with City zone map
designations.
b. Traffic circulation systems with names labeled.
c. Major public facilities.
d. Location of the municipal boundary lines and the urban growth area boundary.
5) Please provide written information complementing the submitted Statement of Planning
Objectives for each of the standards of LUC Section 2.3.2(H) justifying compliance with
applicable land use standards. In addition, the narrative needs to also address the Overall
Development Plan Submittal Requirements (3)(d)(i)-(vii).
6) All plans shall include the same appropriate verifiable scale.
7) Please provide a formatted breakdown of densities per the Development Manual.
8) All plan notes shall note applicable code standards, i.e. the density note omitted "net"
density.
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3) The analysis should be in a format that CDOT is used to such as an access control plan
format.
4) AM and PM PASSER or Synchro runs must be provided (with and without Cambridge).
5) Cinquefoil/Harmony is shown as a 3/4 intersection. The Harmony Road access control
plan has it as an approved ri/ro. A wb left turn addition to the intersection is not supported
at this time.
6) Since Technology Parkway is a public collector, I have the expectation that it will continue
southward to make the connection to the east -west collector.
N. Transportation Planning: their response identifying several requirements:
1) The TIS needs to address pedestrian and bicycle LOS requirements pertaining to the
planned school/park site on CR36 (south side of roadway, across from Cinquefoil
intersection) as well as the planned community park site on CR9 just south of future Rock
Creek Drive connection. The school/park site on CR36 needs to include analysis of street
crossing options, including a grade separated underpass.
2) .The TIS and ODP need to address connectivity to the future multi -use trail planned along
CR7 between Harmony Road and CR36.
3) The TIS needs to address Eric Bracke's requirements for analysis of the
Harmony/Cambridge intersection, showing options with a future signalized intersection and
without (as a % intersection). Needs to show Cinquefoil as a RIRO option vs. the %. Final
determination of type of access allowed at the intersections of Harmony/Cambridge and
Harmony/Cinquefoil intersections will be determined jointly by the City and CDOT through
the update to the Harmony Road Access Control Plan. A draft of the plan
recommendations will be available in mid -April and I copy will be sent to Matt Delich.
4) The TIS and ODP need to include extension of Harmony Technology Parkway south to
intersect with future Rock Creek Drive extension and needs to show Rock Creek Drive
intersections aligning (as one 4-legged intersection) at CR9 instead of the off -set. Name the
east/west collector as "Rock Creek Drive".
O. Stormwater:. submitted a checklist that identified a number of requirements.
P. Engineering Pavement: their response is attached identifying several requirements
Q. Engineering: submitted a response that -identified several requirements that need to be
addressed prior to re -submittal of the Overall Development Plan.
1) The proposed east/west collector street should be labeled as Rock Creek Drive -,(or
whatever the street is called for the Harvest Park development) and should align with the
point of access on the west side of CR 9.
2) Please add the access points as described on the redlined ODP.
3) Technology Parkway needs to be shown as a collector street that ties into the ease/west
collector street — Rock Creek.
4) Please label all arrows, which are shown on the perimeter of the property, as "future street
connections".
5) Please add the notes indicated on the ODP.
6) Please add a note that states "The pedestrian circulation routes is not be shown to preclude
a street through the development".
7) Currently, Kathleen Reavis, Transportation Planning Dept., is working with a team to update
the access plan for Harmony Road (State Hwy 68), which should be completed in April.
This plan effects the Willowbrook ODP and the Harmony Technology Park ODP in that it is
reviewing access options for Cambridge Avenue, Cinquefoil Street, and County Road 7. At .
this point in time, the City cannot support a signalized intersection at Cambridge Drive and
a % access at Cinquefoil Lane.
8) CDOT is preparing design options to Harmony Road (State Hwy 68), which may effect
grades at the Cinquefoil Street Intersection. As I understand it, the redesign and
construction of these improvements may raise or lower that intersection.
1)
% 1,
Comni ` ',ty Planning and Environmenta xvices
Current Planning
City of Fort Collins
April 5, 2000
Mr. Bruce Hendee .
BHA Design, Inc.
4803 Innovation Drive
Fort Collins, CO 80525
RE: Overall Development Plan — Harmony Technology Park — First Filing Comments
Dear Mr. Hendee:
This letter is in response to plans for Harmony Technology Park Overall Development Plan
(Current Planning File #12-97C) submitted on March 1, 2000. Please note that staff reviewed
your plans and the Planning Division mailed a request for comments to several public agencies
and departments. This development proposal is subject to and shall comply with all requirements
set forth in the City's Land Use Code (LUC), specifically: Articles 2. Administration (Development
Review Procedures); Article 3: General Development Standards; Article 4. [Zoning] Districts; the
Harmony Corridor Plan; and, the City of Fort Collins Development Manual.
The City of Fort Collins Land Use Code (LUC) requires that throughout all land use proceedings,
the burden to comply with all applicable standards rest with the applicant. Staff, after reviewing
materials submitted by the applicant, finds that revisions/re-design to the submitted plans dated
February 29, 2000 are warranted to meet the Land Use Code, the Harmony Corridor Plan, and the
City of Fort Collins Development'Manual.
The following lists the agencies and departments that responded:
A. Forestry: returned the checklist with their comments.
B. Building Inspection: returned a response with their comments
C. Warren Lake Reservoir: returned the checklist with their comments.
D. Natural Resources: their response is attached.
E. Poudre Fire Authority: submitted a response that is attached.
F. Zoning: returned a response with their comments requesting the plans comply with the LUC
definition of multi -family parameters. See Zoning comments.
G. Light and Power: returned the checklist with their comments.
H. Post Office: returned the checklist with their comments.
I. AT & T Digital Cable: returned the checklist with their comments.
J. Park Planning: returned the checklist with their comments.
K. Transfort: their response is attached.
L. Streets: returned the checklist with their comments.
M. Traffic Operations: their response including attachments:
1) The TIS assumes that Cambridge will be a signalized intersection. This is not a fair
assumption. When the City agreed to signalize Technology Parkway, Cambridge was used
as the lever. The City is now in a position to "justify" the need for a signal at Cambridge.
2) The analysis for the justification will require a redistribution of trips to the other signalize
intersections. It may also require a reevaluation of land use distributions/types.
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020