HomeMy WebLinkAboutSAGE CREEK - PDP - 25-98B - CORRESPONDENCE - REVISIONS (6)C�u���caa o 0
urban design, inc.
13) A note regarding irrigation system connection points has been added. Specific
irrigation tap locations will be included on Final Compliance Plans.
14) Mechanical screening is noted.
15) City redlines are attached.
16) Trails have been added and/or modified as discussed at meetings with City Staff.
We appreciate your assistance in the planning of this project. Please call if you need further
information.
Sincerely,
Eldon Ward, President
Cityscape Urban Design, Inc.
cc: Jim Postle, the James Company
Les Crawford, The Sear -Brown Group
urban design, inc.
g) Plant species diversity is provided as required.
h) Sight distance requirements are met with this PDP.
i) No existing trees on the Sage Creek site are planned to be removed.
j) Landscaping in parking areas and along walkways is provided as required.
k) Required site amenities are noted.
1) As indicated in the comments from the Zoning Department, the six-plex buildings
are "townhomes" not "multi -family" buildings. Past experience with this single
family attached building type has shown that bike parking within garages is
preferable to open bike racks.
m) Circulation for bikes, pedestrians, and vehicles are defined in the same manner
as with the Stanton Creek PDP.
n) Parking demand is noted on the plans.
o) The plant list and plant plan have been reconciled.
p) (see response to Advance Planning comment above).
q) The ditch bank and channel have been clarified.
r) There is only one footprint for the six-plex buildings.
5) Architectural Elevations.
a) The townhomes north of Sage Creek Road have been eliminated.
b) The level of information provided regarding architectural elevations is identical
to that reviewed and approved last year at Stanton Creek for the same
building type.
c) Sage Creek has been revised to be in compliance with Section 3.5.2C(1).
d) All buildings containing four or more units that are adjacent to a street have
at least one building entry facing that street.
e) Sage Creek meets Section 3.5.2(E)-fl. None of the garages in the six-plex
area have rear walls on the perimeter of the development, and none of the
rear walls face a street or adjacent development.
f) Building colors are.noted as required.
g) Building elevations are labeled in a manner consistent with City requirements
and with previous development plans.
6) LMN District.
a) Calculations for gross vs. net areas have been clarified.
b) We are aware of the note on the plan.
c) A Neighborhood Center has been added to the plan.
d) Required information regarding the small Neighborhood Park has been
provided.
e) The only block faces over 700' at Sage Creek occur on Block 11. A
connecting walkway through the center of that block has been provided.
7) Street Pattern
a) The street system in the northwest corner has been revised as needed.
b) The street grid has been revised so that streets connect to other streets in
the development and to existing and future streets outside the development
as we agreed in June.
c) Two street connections plus two additional pedestrian connections to Harvest
Park have been provided.
8) Monument sign locations have been noted.
9) Open space tracts have been more clearly labeled.
10) Anticipated transformer locations are indicated.
11) Marshall Design, Inc is providing a Lighting Plan for the townhome area.
12) Typical light levels are indicated on the lighting plan.
r.
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the area, access will be achieved through the street network, as it develops.
O. Zoning
1) A breakdown of parking planned - by housing type - is provided.
2) Street tree locations near street intersections have been revised.
3) Typical parking area dimensions have been provided.
4) Building envelope dimensions are provided as required.
5) Landscaping will be phased as noted.
6) Sidewalk ramps and pedestrian crossings are indicated.
7) A trash enclosure detail has been provided.
8) The plat now indicates lot areas for townhomes.
9) This is a PDP. Topo lines will be removed at final.
10) The six -unit buildings are now correctly referenced at "townhomes." The three
housing types provided are Townhomes, Standard lot single-family dwelling, and
Small lot single-family dwellings.
11) Lot and block numbering has been corrected.
12) Setbacks have been clarified.
13) The required Neighborhood Center is adjacent to — and integrated with — the small
Neighborhood Park.
P. Advance Planning
1) The applicant was unaware that this provision in the Land Use Code was amended
immediately prior to the submittal of this PDP. The Code that was in effect at the
time the Sage Creek PDP was being prepared stated that, "...If a neighborhood
center does not exist at the time of the application, then, if the development contains
more than forty (40) acres, the applicant must either provide one (1) (or reserve
space for one) or make legally binding arrangements .... With adjacent property
owners satisfactory to the decision maker to provide one (1) that meets all other
location and design criteria of this Land Use Code." We have added the required
Neighborhood Center.
2) As per City Staff direction, we have substantially increased the bermed landscape
buffer area along C.R.#36 for the townhome blocks.
3) The street and pedestrian crossings of the creek will be designed to normal City
Standards. The specific direction previously received by the applicant was to design
for an at -grade crossing at Corbett Drive; keeping the trail north of — and to some
extent separated from — the drainage channel.
Q. Current Planning
1) The scale of each diagram is indicated.
2) Typical property lines, rights -of -way, walks, and drive widths are indicated.
3) Gross and net Residential Acreage has been corrected.
4) Site and Landscape Plans.
a) Compliance with the Land Use Code regarding street tree locations will be
assured in the same manner as at Stanton Creek, where a combination of notes
and graphics were included with Final Compliance plans.
b) Additional berming, landscaping, and other vertical screening elements have
been added along C.R. #36.
c) The required number of trees has been confirmed.
d) Parking areas have been screened from adjacent public streets as required.
e) Typical parking area dimensions have been provided.
f) Materials and colors referenced in the note regarding garages, refer to the
materials and colors of the garages.
urban design, inc.
received at the September 30, 1998 meeting that established the Limits of
Development for Sage Creek. This revised plan proposes to leave the channel and
100' buffer area in its existing condition until the City's study regarding the
drainageway is completed.
2) Conflicts in the plant list have been corrected.
3) Plant species have been adjusted to exclude non-native plants in appropriate areas.
J. Street Oversizing
1) Sear -Brown is coordinating the specific designs of C.R.#9 and C.R.#36.
2) Responsibilities for off -site improvements required of Sage Creek, Harvest Park,
and/or Fossil Lake PUD are to be better defined by the City and County.
3) Medians and parking turn -outs are not proposed on Corbett Drive at Sage Creek.
Elimination of the traffic circles at intersections is contrary to the City's "traffic
calming" goals. CP Policy T-6.2 calls for, "Traffic calming and sight distance
improvements at intersections should be developed where appropriate ..." A traffic
circle identical to the one proposed here has been effective at Ridgewood Hills; and
the two identical traffic circles recently completed at Stanton Creek seem likely to
have a positive "calming" effect in that neighborhood.
4) Access and circulation the townhome area has been modified as requested.
K. Poudre Fire Authority
1) Normal addressing, cul-de-sac lengths, and water supply requirements will be met.
2) The six-plex townhome buildings have been checked, and all meet the 150' access
requirements.
L. Building Inspection
1) The proposed six -unit townhome buildings have been found to meet code
requirements at the other locations in Fort Collins where these buildings have been
— and continue to be — built.
M. Engineering
1) Sear -Brown is addressing the comments regarding the Utility Plans.
2) An additional street crossing — plus two additional pedestrian crossings have been
added as requested.
3) Land Use Code Section 3.6.3(D) calls for collector or local intersections at spacing
not to exceed 660', "...unless rendered infeasible due to ... existing development.."
The existing access points into the Homestead development are 1400'± on center.
It was therefore agreed at earlier meetings with the City that Corbett should
approximately split that distance.
N. Transportation Planning
1) Additional pedestrian crossings of the drainageway have been provided as per our
recent discussions.
2) Trail connections have been modified as needed.
3) Tree species in the traffic circle have been identified.
4) Additional detail of the small neighborhood park has been provided. Off-street
parking is provided as needed.
5) Sage Creek Road is projected for less than 700 vpd, and therefore is required to be
a 30' local street.
6) Enhanced pedestrian street crossings at the traffic circle have been indicated.
7) Corbett Drive through Harvest Park provides access to Preston Junior High and the
existing adjacent elementary school. If another elementary school is established in
August 24, 1999
Ronald G. Fuchs, Project Planner
City of Fort Collins
Planning Department
P.O. Box 580
Fort Collins, CO 80522
co
urban design, inc.
3555 stanford road, suite 105
fort collins, colorado 80525
(970) 226-4074
FAX (970) 226-4196
E-mail: cityscap@frii.com
Dear Ron;
Attached are 16 copies of the Sage Creek PDP, revised in response to the May 27, 1999 Staff
Comments, and our subsequent discussions. The additional street crossing of the drainageway has
been designed to cross the channel at nearly a 90° angle without compromising street design
standards. Specific comments from your May 27th letter are addressed as follows:
A. Mapping/Drafting revisions to the plat are being completed by Sear -Brown.
B. Water Conservation calculations are included, and will be confirmed with landscape
breakdowns on final plans as required.
C. Post Office — The street name "Lone Pine Drive" has been changed and additional street
names added as needed to correspond with the plan changes.
D. TCI — The needed easements and agreements will be provided with final plans.
E. Traffic Operations
1) Matt Delich is addressing the Corbett and Harmony intersection. There is no
intersection of Rock Creek and Timberline Road.
2) The parking provided in the six-plex and other townhome areas exceeds the required
1.75 spaces/two bedroom unit called out in the Land Use Code.
3) Internal streets are sized to allow on -street parking.
4) Sear -Brown is providing details for the traffic circle. The proposed traffic circle is
identical in size to the two traffic circles recently constructed by the same developer
at the Stanton Creek neighborhood.
5) Sear -Brown will provide the requested signing & striping plans. Any raised crosswalks
are intended to be match those recently constructed by the City of Fort, Collins in
several existing neighborhoods. The City Streets Department has not been able to
provide a design detail of these crosswalks. (Other Harvest Park comments do not
appear to apply to Sage Creek.)
F. Streets
1) Snow removal will be handled at Sage Creek in the same manner as in other
neighborhoods in Fort Collins.
G. The applicant and Sear -Brown are addressing Fort Collins -Loveland Water District and
South Fort Collins Sanitation District comments.
H. Light & Power — Transformer locations, meter locations, and other utility construction
coordination will be identified on final plans.
I. Natural Resources
1) The concept discussed at last fall's site meeting — involving "on-line" detention ponds,
including the creation of additional wetland areas within these ponds — was not
acceptable to Storm Drainage` or to the Harvest Park applicant. Therefore, the
original Sage Creek application had to be designed according to the direction we