HomeMy WebLinkAboutSPRING CREEK FARMS NORTH - ODP - 24-00A - CORRESPONDENCE - (7)g. I am currently in the process of attempting to coordinate a design charrette
involving your site, pertinent city staff, and owners of nearby and adjacent
vacant parcels. This charette will help to clarify and coordinate many of the
general site planning issues on a larger scale. As soon as I have a date
established that works for all the parties concerned, I will let you know
when that is.
Be sure and return all your redlined plans when you resubmit.
If you have any questions about these or any other issues related to this project
please feel free to call be at 221-6206.
Yo rs truly,
Troy Jones
City Planner
CC: Brock Chapman, Cumberland Companies
Todd Cartwright, Manhard
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however they should be coordinated with the developable property across
Timberline to the east of this site.
c. Procedurally, to accomplish the intersection spacing in accordance with
comment "b" above, you will have to request alternative compliance to LUC
Sections 3.6.3(C) Spacing of Full Movement Collector and Local
Intersections With Arterial Streets, and 3.6.3(D) Spacing of Limited
Movement Collector or Local Street Intersections With Arterial Streets.
Full movement intersections are required at least every 1320 feet along
arterials, and additional, non -signalized, potentially limited movement
intersections are required at intervals not to exceed 660 feet along
arterials. Even thought it is city staff's input that is requiring you to
deviate from these standards, it remains your responsibility to justify the
alternative compliance for both standards. Please refer to Section 3.6.3(H)
for the description of the procedure and review criteria for the alternative
compliance request.
d. LUC Section 3.6.3(E) requires that the local street system allow mulit-modal
access and multiple routes from each development to existing or planned_
neighborhood centers, parks and schools, without requiring the use of
arterial streets. The pedestrian and bicycle path located on the west side
of the railroad tracks links acts as a multi -modal corridor linking this
neighborhood to Edora Park, EPIC Center, and Riffenburgh Elementary
School. Although a street connection will not be required across the
railroad a pedestrian and bicycle connection across or under the tracks is
required to satisfy this standard. Also, this connection will provide the
ability for Parkwood East residents to access the neighborhood center of
your development on foot or bicycle.
e. Page 30 of the Traffic Study deals with pedestrian level of service, and is
filled out incorrectly. Without providing a pedestrian/bicycle crossing of
the railroad track, the minimum distance to get from the northwest corner
of your site to the trail on the west side of the track is 30 feet, but the
actual distance to walk is over 4000 feet. A level of service "B" is required
for directness. The "directness" pedestrian level of service requirements
specify that the actual/minimum ratio for a level of service "B" not exceed
1.4. As proposed, the actual/minimum ratio proposed greatly exceeds the
minimum level of service requirements. Providing a pedestrian/bicycle
connection across or under the tracks will solve this problem. See the
attached redlined pages regarding pedestrian level of service requirements.
f. Given the line weight of the east -west street between the neighborhood
park and Timberline, the portion of parcel B north of this street doesn't
read very easily as being part of parcel B. Please depict the limits of each
parcel area more clearly.
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City of Fort Collins
Commu y Planning and Environmental
Current Planning
STAFF REVIEW COMMENTS
vices
Liza Mueller September 20, 2000
Nuser Kopatz
1129 Cherokee Street
Denver, CO 80204
Staff has reviewed your submittal the Spring Creek , and we offer the following
comments: ,
COMMENTS:
1. Stormwater, Engineering, Transportation Planning, Water/Wastewater,
Engineering Pavement, Poudre Fire Authority, Traffic Operations, Building
Inspection, Right-of-way Planning, Streets, Park Planning, Zoning, Light and
Power, AT&T Digital, Natural Resources, Post Office:
a. Please see the attached comment sheets and/o.r redlined plans from these
departments.
2. Current Planning:
a. 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. A re -submittal addressing these comments is due by
December 19, 2000. A 30 day extension to this deadline is available. All
requests 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.
b. The issue of the street connections to Timberline was discussed at the
August 29, 2000 meeting of the Growth Management Lead Team. At this
meeting it was determined that one stop light should be located on
Timberline no closer than 1/3 mile north of Drake, but it would be,
preferable to locate it as far north as possible. Also, there will be two
limited movement intersections of local streets with Timberline required
between Drake and that new light. The local street intersection closest to
Drake will need to be separated at least 800 feet away from Drake. The
exact locations of the three intersections along Timberline are flexible,
22i1 ,North College Avenue • P.O. BON 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020