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HomeMy WebLinkAboutHARVEST PARK - PDP - 25-98A - CORRESPONDENCE - REVISIONS (5)Dec-27-99 11:27 P-10 reoriented to achieve solar compliance. Some additional lots could be altered to provide solar compliance, but we feel this would not enhance the overall design of the coutmuniry. The lots in particular are lots 8, 9, 10, 11, 25, & 26 of block seven, and lots 1, 2, 16, & 19 of block nine. Currently eight of these lots face two of the parks scattered throughout the community. Reorienting these lots to meet solar compliance would face them onto a collector, and would not enhance the overall community character. In addition, most of the homes have been designed with the major living spaces on one side of the home, surrounding a mini -courtyard. On the east -west oriented lots, most of these homes would be positioned to have the major living areas facing sourly, providing some passive solar gain. On the north - south oriuucd lots, the majority of these living areas arc oriented to the west. While this project does not metr solar compliance for the required units, if the project is taken as a whole, the single familyattached units are functionally the saute as the duplex units_ If these units were counted, this project would have 307 out of 470 units, or 65.3% of the writs meaing solar compliance. 3. Section 31.1(13i)(2)(s) Landscape Standards —Street Trees This section calls for street trees to be placed in the center of parkway strips at 3040' intervals. While this plan meets the spacing requirements, we have proposed some parkway strips ro be 15 feet wide in lieu of the standard six feet. This occurs on portions of Rock Creek Drive, and Country Main_ These two streets provide important connections between destinations. With the larger tree lawro, hums are set back further from the street, and pedestrians are rurther separated from the swe-M enhancing the pedestrian experience. Within these widened parkway strips, we have proposed staggering the trees Slightly, rather than centering them within the parkway strip. This allows the trees to be spaced slightly closer together, providing additional trees. This also plays with depth perception making the homes appear to be set back firtther, and the pedestrian separated from the street even more than they already are, without sacrificing safety or other related concerns. The proposed plantings meet or exceed the intent of the code. Harvest Park Alternative Compliance Requests 10151" 134ac-27-99 11:27 P_09 �S I1-uzciscsspc Architecture Site 7Pla++r+.r� - t`iraplvc:s 719 Pefar Srrcc:r Fczst collir+-, C'<::o 50521 9 70.4T2_9125 3FA7< 9 70.a9?a_r 6,34 Alternative Compliance Requests 1. Section 3.6.3 (A-i) Street Pattern and Connectivity Standards Section F calls for street connections to surrounding neighborhoods to be made at intervals not to exceed 660 feet. Ibis is not entirely possible at flatvest Park due to existing development and natural feattues. Specific areas are where alternative compliance is requested include: North The north boundary of Harvest Park abuts Wildwood Third Filing, an existing single family development, and the fixture Harmony Park a City of Fort Collins Neighborhood Park. Whcn this area was originally planned and approved, only one street connection was provided to Harvest Park which is Corbett Drive, a collector street which has been continued in Harvest Park. Along the future neighborhood park we arse providing a sweet that fronts on the park, providing convenient access for the community to rite park. West The west boundary of Harvest Park abuts Stetson Creek 'thud filing, also a single family development. This area was also originally planned with only one street connection to Harvest Park, Rock Creek Drive, a collector, which is being; continues in Harvest Park. The existing development precludes any additional street or pedestrian connections. South The southern boundary of Harvest Park is the McClleland Drainage channel, Intnhedimely south of which is the proposed Sage Creek Development. The overall. distance would require up to four street connexions across the channel between the projects. Since this drainage area will be rebuilt and enhanced into a natural area, City staff and both project developers have agreed that two full street connexions, and two additional pedestrian connections would be more appropriate in this locale. The combination of the street end pedestrian connections do allow full multi -modal connectivity between die developments, as well as to minimize impacts to the natural area. Even with these restrictions. Harvest Park does promote connectivity by providing direct connections to the adjacent neighborhoods, these connections provide traffic distribution to four arterMls within the square mile. We have also planned for, or are making, several connections to County Road 9, a minor arterial to the east, as required by code. 2. Section 3.23 (A-D) Solar Access. Orientation, Shading Section 13 calls for at least 65% of the lots less than 15,000 sq. it. in arcs in single and two family residential areas to must conform to the definition of a solar -oriented lot. At Harvest Park, all the lots are less than 15,000 sq. ft. with a mix of single family detached, duplex, and single family attached units. Of the 470 units on the site plan. 391 are required to meet solar compliance, 246 units, or 62.9'/u of the units meet compliance, with eight additional units required to meet compliance. When originally submitted, this project had 481 units with 239 out of 365 units, 65.51ye. of the writs being in compliance. As comments were made, and the plans revised, solar compliance was eroded. Many of the single family attached units were changed to duplex units at the request of Poudrc Fire Authority to meet ctuTent policies of that agency. These units had an east west orientation, which further eroded solar compliance. In an effort to achieve solar compliance, as many lots as possible were Harvest Park FILE COPY Alternative Compliance Requests 10/5/99 No Text Dec-27-99 11s26 P_O7 16) A note has been added that screens all exterior mechanical devises, subject to the limits of the individual utility companies_ 17) All redlined docura etas have been rettuned, 18) The 'frail system has been coordinated with Transportation Planning Servicex This site is surrounded on two sides by public streets, with the other sides being an irrigation I appreciate your time in reviewing these plans. If you have any further questions, please feel free to contact ate. Sine_ ely, Terence C. Hoagland .A Cc Darwin Horan, The Writer Corporation Dino DiTullio. The Everitt Companies Jun Allen -Morley, The Saar Brown Group Harvest Park Response to PDP commems #1 1013/99 6 Dec-27-99 11:26 P_O6 8) Architectural elevations a) The multi -family elevations are identical to the Stetson Creek Fitch Filing elevations, which have been approved under the land use coda Height dimensions have been added, and building labels clarified. We have also added some detailing per staffs request. b) The plans have been revised to reflect this code requirement. c) The buildings in question have been changed meet the requirements of the code- d) As previously memioned, the multi -family elevations are identical to those approved with the Stetson Creek Fifth Filing. The majority of the single family homes have garages accessed by shared rear driveways. The few front loaded homes have garages located in the rear of the units.. e) The appropriate materials have been shown on the elevation plans. Conceptual elevations and color schemes have been provided for the single fancily, but are subject to vary as some floor plats may be dropped with others added as the market dictates. 1) The building elevation labels have been added as requested. g) Scaled elevations of the daycare and recreation center has been included_ h) We have provided elevations of various elements referenced on the she plant 9) LMN District comments a) A graphic has been included with this letter that illustrates how the various calculations were determined. b) Mix of Housing (dcis section has very little To do with actual elevations) Section 4.4(D)(2)(a) This site plan clearly has at least three (3) distinct housing types. Section 4.4(D)(2)(b) The housing lot sizes are clearly varied, better than most other projects in process or recently approved. Section 4.4(D)(2)(c) This site plan shows single fancily detached dwellings in a variety of lot sizes, two family dwellings, and single family attached dwellings. Section 4.4.(D)(2)(d) This site plan clearly illustrates that no single housing Type is more than 9fte of The total. c) The revisions to the site plan have eliminated any blocks longer than 700 feet 10) Street Pattern Connectivity a) The streets have been connected as requested. b) bb) Reference the variance request submitted below. c) bbb) Reference the variance request submitted below. d) This has been resolved with the site redesign. 1 1) As has been enforced in the past; the sign code dictates placement and size of singes in the LMN zone_ The residential sign district applies to commercial sigctage, with such signage being shown on the daycare -rocreatiun center elevations. 12) The individual track and open space areas have bccn clarified on the legend. 13) The locations of all transformers have been shown. 14) The notes related to the lighting plan have been added 15) The irrigation connection points have been shown Harve_st Para: Response to PDP comments it 1 101SY99 Dec-27-99 11:25 P_O5 T. Zoning Department • The lettered lot designations were in reference to lot sizes. 'Ile lot designations have been removed as agreed upon. • Banners on poles have been eliminated. • Sign regulations are per code. • Tree plantings shown are similar to other recent projects. Exact species and specifications have been worked our with the ciy forester. • The elevation labels have been corrected. • Elevations have been worked out with staff. • All lot areas have been shown on the plat. • A modification to the setback requirements has been submitted. • The neighborhood center has been included in the land use breakdown, building envelopes shown and architectural elevations provided. U. Current Planning Department 1) The sheet labels have been corretted. 2) The appropriate scales have been shown. 3) The scales have been verified and adjusted accordingly. 4) We have reformatted the property description. 5) All property lines, row widths, walk widths, etc. have been delineated. 6) A formatted breakdown of densities has supplied. 7) Site & Landscape Plan comments a) Street Trees have been shown as indicated. Also reference the alternative compliance request. b) The minimum species diversity has been provided per coda c) As discussed, additional sees have been placed south of building x at 40' o.c. per code. d) All parking lot areas have been screened with shrub beds, trees, or as noted. e) All visual and sight distance triangles have been addressed. f) it has been determined that the areas previously referenced as multi -family are in fact single family attached residences and the access to these units are private drives, not parking lots. Due to the number of public streets, there are only 22 guest parking spaces throughout the whole project. These range front a 3 spaces, to a 6 space parkin; area. Therefore, these areas should not be subject to the parking lot landscape percentages. Section 3.2.1(E)(S)(a}(c) applies to walkways within the parking lot area. g) Site amenities such as benches, bike racks, eta. were shown on the original submittal plans, however, additional amenities have been provided. h) Per my discussions with Kathleen Raevis, since these units all have two car attached garages, bike racks at, the ratio requested are not required. We have added some bike racks within the single fmtily attached areas. i) As agreed upon, primary walks and pedestrian connections have been changed to a six foot width. Other walk sizes are noted. J) The proposed vegetation of Tract G has been clarified. k) The ditch banks and channels have been delineated. 1) As was previously discussed, a building and unit typical has been provided. This shows the minimum number of shrubs to be provided, actual species may vary to provide interest, accommodate microclimates, etc. m) This rectangle has been removed, it referenced an old fence no longer on the site. Harvest Park Response to PUP comments # 1 10/5/99 Dec-27-99 11:25 P_O4 • The northeni tragic circle has been elitainaied. the southern one has been retained since this is now a througli connection • A variance request has been submitted by Sear Brown for the traffic circles. • rlarvest Park Lane has been modified as requested. • Reference the alternative compliance request • County Fair Lane has been reduced to a local street. • The notation for Country Main has been changed to a modified connector. • The placsmertt of the mar drive as noted has been changed. • Additionul pedestrian access nips have been added at the parks as agreed upon with stall. • Restriction on elements with the traffic circles has been noted • The utility department has seen and approved of the proposed strcct light layout. • Signs in the righ"f--way have been eliminated. • A detail of the special paving areas have been included. • Language has been added that applies site line restrictions to any art elements within the traffic circles. • The pedestrian access ramps have been added_ • A variance reyutst has been submitted by Sear Brown for the walks at park locations. • This sidewalk connection has been included • All landscaping will comply with sight distance easement requirements. S. Transportation Planning • Per discussions with Mark Jackson and engineering, we have moved the pedestrian crossing locations. • All vegetation will meet site triangle requirements. • A sidewalk connection to Preston Jr. High has been included. • Street and Trail connections to Sage Creek have been made per agreement with stair. • Bike parking near the daycare has been added. • An enhanced crosswalk has been added at the Corbett bike trail crossing_ • The additional ramps have been added. A variance request has been submitted for the other wallas at the parks. • Additional crosswalks have been added along County Fair Lane. • Comity Fair Lane has been reduced to a local street. a Ramps and bike racks have been added to Tract J. A variance request has been submitted for the perimeter walks. • Crosswalks have been added. • Ramps and bike parking have been added to Tract F, Some perimeter walks have been added with The street redesign. • Additional bike racks have been added. • The pedestrian. refuge areas were included with our original submittal. • 14' travel lanes are required by foe to have a total 20' travel width. Harvest Park Lane width has been increased. • The gaps in lighting coverage are along public streets. All public streets will be lighted per electric utility standards. • Lighting on rear drives will be by standard light artached to die garages. Harvest Park Response to PDP couunents #1 - 10151,99 __ 3 Dec-27-99 11:25 P_03 • As previously stared, all areas will meet city site distance criteria. • As per city standard, all inrerual streets do include parking There never was any proposal to restrict parking. I. Streets See engineering response J. Water/Wastewater • The requested easement has been provided on the plat, or is within the ROW. K. Fort Collins —Loveland Water District • Comments are received and acknowledged. L. Light and Power • A utility coordination meeting has been held, with ongoing utility coordination. • All city street lighting will conform to city street light standards. • A utility plan is forthcoming as discussed in the utility coordination meeting. • All meters will be ganged on attached units_ M_ Natural Resources We are not proposing improvements adjacent to the McClleland Channel. All areas will be seeded with a native grass per natural resource specifications. • Drystack walls within the natural areas buffer are no longer proposed. • The channel will nor be improved with this development. N. Street Oversizing • Street oversizing issues have been worked out • Construction of mediate, traffic circles, etc. will be at the developer expense. O. Poudre Fire Authority • All address numerals shall be visible as requested. • The Cul-de-sacs in question have been eliminmed with this plan. • Hydrants will be supplied as shown on the utility plans. • A fine lane plan shall be submitted prior to construction. • A preliminary hazardous matcrials report was supplied with the original submittal. • All single family attached units meet fire access requirements, therefore no sprinklers are required. P. Building Inspections Departmour • Technical cods requirements arc acknowledged. • Per Rick Lee, these units due not need to meet ADA requirements since, they are on tie simple lots, Q_ Stormwater See Engineering Response. EL. Engineering • It has been resolved with engineering that atl of the rear drives are to be private shared drives. • Street widths have been adjusted. Narrow locals are no longer being used • A modification request has been submitted that addresses the rear drives Harvest Paris Response to PDP comments #1 1015199 2 0ec-27-99 11:25 P_02 I�nciscapc Arc:hitu—ttir� — Site 'Pl arL*v � � — C irdpizit� 71 S� F'�ur Su-v-ct: � Ec�rc Lp]]ins+, �=X� 8C)421 � �7'70.4'T2.9125 � l-�A7t S�'70.493.2tb.33 October 5, 1999 Ronald G. Fuchs, Project Planner Current Planning Division City of Fort Collins 291 N. College Avenue Fort Collins, CO 90524 Dear Rai, Attached are revisions ai Harvest Pant Project Development Plans, revised in response to City staff and agency review comments. The comments made and revisions requested on the PDP have been addressed as follows: A. Publie Service • Standard nine foot utility easements have been agreed upon and shown. • Easements have bcen indicated on the plat. • A 15' utility easement has been provided along County Road Nine. • As previously stated, the developer prefers the utility lines to be located underground. B. Mapping/Drafting (redline comments) • These cotntnents have been addressed on The play by Sear Brown C. Dixon • No comments at this time. D. Water Conservation • No comments at this time. P. Post Office • No comments at rltis time. F. TCl • Public utility casements are being provided along streets and rear drives. • A broadband utility easements will be applied for. C. Park Planning and Development xxx_ X Traffic Operations • The banters have been remove from the pedestrian lights. • Parking space ratios have been provided for the duplex and single Family attached. • A detail of die crosswalks has been included, raised crosswalks are not proposed. • The 1D sign has been removed from the median. • A detail of die pedestrian refuge has been included. • A typical landscape plan around the pedestrian refuge areas! traffic circle has been include. • An updated traffic study has been submitted. Harvest Park Response to PDP comments #1 10/5l99 FILE COPY