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HomeMy WebLinkAboutVINEYARD / FOSSIL CREEK APARTMENTS (FORMERLY GOLDELM) - OVERALL DEVELOPMENT PLAN - ODP170001 - CORRESPONDENCE - REVISIONSResponse to City Staff Comments Topic: General Comment Number: 1 Comment Originated: 03/21/2017 03/21/2017: We will need to work with you on timing of the relocation of Crestridge and the installation of a signal at this intersection. Answer — Noted and signalization would require Lot 1 to be built out in order for existing Tynan dealership to redevelop parking lot for new street. Comment Number: 2 Comment Originated: 03/22/2017 03/22/2017: Work with engineering to determine the extent of street frontage improvements, and roadway widths. Answer — Noted. Topic: Traffic Impact Study Comment Number: 3 Comment Originated: 03/22/2017 03/22/2017: Please have your traffic engineer provide warrant studies at Crestridge and 287 signal location. Answer— Noted and further discussion have been had between traffic engineer and City traffic engineer. Department: Zoning Contact: Ryan Boehle, 970-416-2401, Topic: General Comment Number: 1 rboehle@fcgov.com Comment Originated: 03/22/2017 03/22/2017: Please revise the proposed use and phasing, staff has a preference to see the proposed uses shown for each individual lot in lieu of labeling it as a specific development Answer — Noted and no plans other than Fossil Creek PDP can be provided at this time. Comment Number: 2 Comment Originated: 03/22/2017 03/22/2017: Pedestrian access and connectivity is not shown well on the plan. Answer — Access is shown on Fossil Creek PDP and further access will be detailed when PDP applications are submitted for the other two lots. Comment Number: 3 Comment Originated: 03/22/2017 03/22/2017: The planning signature block needs to be changed to the Director of Community Development and Neighborhood Services. Answer— Noted and updated. 10 Response to City Staff Comments Comment Number: 4 Comment Originated: 03/22/2017 03/22/2017: On the ODP, show intended use(s) for each parcel and zoning designations. Answer — Noted and added to plan. Comment Number: 5 Comment Originated: 03/22/2017 03/22/2017: Updated the project sheet names and parcel names to reflect the current development names proposed. Answer — Noted and added to plan. Department: Stormwater Engineering Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com Topic: Floodplain Comment Number: 1 Comment Originated: 03/22/2017 03/22/2017: We never received an ODP placket for review. The PDP submittal was received and reviewed, and the developer can refer to those comments. Answer — Noted. Department: Technical Services Contact: Jeff County, 970-221-6588, (county@fcgov.com Topic: Construction Drawings Comment Number: 4 Comment Originated: 03/23/2017 03/23/2017: Is the datum shown the NGVD29 datum or the NGVD29 Unadjusted (Old City of Fort Collins Datum) datum? It should reference a City datum, which in this case will be the current NAVD88 datum. Answer— NAVD 88 Topic: General Comment Number: 1 Comment Originated: 03/23/2017 03/23/2017: Abbreviated legal descriptions are not acceptable. Answer — Noted and updated. Comment Number: 2 Comment Originated: 03/23/2017 03/23/2017: Please change the railroad name to "BNSF Railway". See redlines. Answer — Noted and updated. Comment Number: 3 Comment Originated: 03/23/2017 03/23/2017: There is text that needs to be masked. Mask all text in contours. See redlines. Answer— Noted and updated. Department: Traffic Operation Contact: Nicole Hahn, 970-221-68209 nhahn@fcqov.com N Response to City Staff Comments 03/22/2017: PRIOR PFA COMMENTS The applicant has deferred all fire department comments until PDP & FDP. Answer — Noted and please refer to the Fossil Creek PDP. Comment Number: 2 Comment Originated: 03/22/2017 03/22/2017: EXISTING BUILDINGS Existing buildings are covered in Chapter 11 of the 2015 IFC. Any change of use or major building modification could trigger compliance with the code. Any building greater than 5,000 sq. ft. shall be sprinklered or fire contained. Please contact me with any questions. Answer — Noted and please refer to the Fossil Creek PDP. Department: Planning Services Contact: Jason Holland, 970-224-6126, Iholland@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/22/2017 03/22/2017: The trail connection routing has been discussed with the development group for quite some time and with multiple departments and planning staff. The trail connection route proposed does not meet City code and staff cannot recommend approval of the projects with the proposed configuration. The connectivity standards outline ped./bike connectivity routing requirements to the adjacent Skyview neighborhood to the south. As explained in several meetings and follow-up conversations, the trail spur route must accomodate bike and ped flow without vehicle conflicts to the maximum extent feasible. The route as proposed does not function as a trail spur. Answer— There have been numerous meetings through out2017 to discuss the bike access and the spur trail. Please review attached South College Corridor Plan (SCCP) plan that shows the trail spur as being City built and maintained per page 44 of the SCCP. Also attached is the summary of the final meeting and agreement between ODP landowners, Citv Planning staff and City Attomev's office. The trial alignment is depicted based on the approved alignment of the SCCP document and at the time of further trail design and engineering, appropriate easements can be provided by the landowners with propertV adiacent to the railroad tracks. Please refer to Fossil Creek Apartments PDP for initial trail alignment. On Vineyard Property an existing 50' utility easement exists in the approximate spur trail aWnment and is anticipated to be the basis of trail alignment across the property. Comment Number: 2 Comment Originated: 03/22/2017 03/22/2017: The ODP does not show general buffering lines. Please coordinate buffering with environmental planning. Answer — Noted and added to plan. Comment Number: 3 Comment Originated: 03/22/2017 03/22/2017: We received two ODP applications. We only need one application and the application must be signed. Answer — Noted. Response to City Staff Comments proposed development area. Please contact Light and Power Project Engineering at 970-221-6700 for any clearance/accessibility requirements for transformers, streetlights, etc. as well as required forms needed for electrical construction. Answer — Noted. Department: Park Planning Contact: Suzanne Bassinger, 970-416-4340, sbassinger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/27/2017 Non -motorized connectivity throughout the area is currently non-existent due to lack of bike/ped facilities on the adjacent arterials of South College Avenue and Trilby Street. Traffic volumes and speeds are high on adjacent arterials and safety is a major concern for non -motorized travelers. The Fossil Creek Paved Recreational Trail will be completed in 2018 immediately north of the north property boundary. This Trail will provide bike and pedestrian connectivity to the west (Fossil Creek Trail), east (Fossil Creek Trail) and north (Mason Street Trail), including to community parks, natural areas, the MAX south transit station, and the Mason Street Commuter Trail . Construction of a trail spur connection to the Fossil Creek Trail is required. The spur will provide local connectivity both to the immediate site development, and to existing development located to the south. The optimal location for the spur would avoid conflicts with public and private streets, driveways and entrances to structures. The spur should be a minimum width of 8', although 10' of paved surface may better serve the volume of use expected in this area. The spur must be constructed to meet ADA standards, and must be located in a public access easement. Trail spur on -site alignment and connection to the Fossil Creek Trail, as well as design and construction requirements, should be coordinated with Park Planning & Development. Please contact Suzanne Bassinger at 970-416-4340. Answer— There have been numerous meetings through out2017 to discuss the bike access and the spur trail. Please review attached South College Corridor Plan (SCCP) plan that shows the trail spur as being City built and maintained per page 44 of the SCCP. Also attached is the summary of the final meeting and agreement between ODP landowners, City Planning staff and City Attorney's office. The trial alignment is depicted based on the approved alignment of the SCCP document and at the time of further trail design and engineering appropriate easements can be provided by the landowners with property adiacent to the railroad tracks. Please refer to Fossil Creek Apartments PDP for initial trail alignment. On Vineyard property an existing 50' utility easement exists in the approximate spur trail alignment and is anticipated to be the basis of trail alignment across the property. Department: PFA Contact: Jim Lynxwiler, 970-416-28699 Ilynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 03/22/2017 VA Response to City Staff Comments regarding health effects please see: http://darksky.om/ama-report-affirms-h uman-health-impacts-from-leds/ Answer— Noted and please refer to the Fossil Creek PDP as it is adjacent to the Natural Areas and will address site specific requirements. Department: Forestry Contact: Molly Roche, mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 03/24/2017 03/24/2017: If there are any existing trees on -site, please contact the City Forestry to schedule an on -site meeting to obtain tree inventory and mitigation information. Answer— Noted and please refer to the Fossil Creek PDP as it is adjacent as it is processing an specific PDP application and will address site specific requirements. Department: Internal Services Contact: Clint Wood, Topic: General Comment Number: 1 Comment Originated: 03/27/2017 03/27/2017: Please provide vertical, reflective delineators at all noses of the right -in, right -out feature at Venus Ave and South College Ave. This is for visibility of the noses for snow plow drivers. Also please construct the noses with monolithic, tapered curbs as shown in this Google street view at Harmony and Lemay: https://www.goog!e.com/maps/@40.5235317,-105.0579498,3a,l 5.1 y,26.73h,7 8.18t/data=!3m6! 1 e1 !3m4! 1 scRxZiXS46BYEK—gZWQFvxw!2e0!7il 3312!8i66 56 Answer— Noted and please refer to the Fossil Creek PDP and will address site /engineering specific requirements. Clint Wood Civil Engineer p. 970.416.2173 H m. 970.218.2472 e. cwood@fcgov.com H w. fcgov.com/streets Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tiegmund@fcqov.com Topic: General Comment Number: 1 Comment Originated: 03/21/2017 03/21 /2017: Light and Power has 3-phase electric facilities west and east of 5811 S. College Ave that can be extended north to feed the proposed development area. Normal electric development charges will apply to the Response to City Staff Comments conflicts, setbacks or open space tracts to provide a transition between the development and the publicly owned natural area or conserved land, and educational signage or printed information regarding the natural values, management needs and potential conflicts associated with living in close proximity to such natural area or conserved land. Answer — Please refer to the Fossil Creek PDP as it is adiacent to the Natural Areas and will address site specific requirements. Comment Number: 7 Comment Originated: 03/21/2017 03/21/2017: The area included in this proposed ODP is directly adjacent to public open lands thus this project must comply with the following standard, as it is adjacent to the Redtail Ponds Natural Area. A portion of Redtail Ponds Natural Area exists directly to the west of the proposed ODP project area and a portion of Redtail Ponds Natural Area exists to the north, directly adjacent to the proposed ODP project area. LUC 3.4.1(L) Compatibility with Public Natural Areas or Conserved Land. If the project contains or abuts a publicly owned natural area or conserved land, the development plan shall be designed so that it will be compatible with the management of such natural area or conserved land. In order to achieve this, the development plan shall include measures such as barriers or landscaping measures to minimize wildlife conflicts, setbacks or open space tracts to provide a transition between the development and the publicly owned natural area or conserved land, and educational signage or printed information regarding the natural values, management needs and potential conflicts associated with living in close proximity to such natural area or conserved land. Answer — Please refer to the Fossil Creek PDP as it is adiacent to the Natural Areas and will address site specific requirements. Comment Number: 8 Comment Originated: 03/21/2017 03/21/2017: A note regarding lighting, especially in relation to natural habitats and features and public natural areas: cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures is preferred in addition to fixtures with dimming capabilities. Answer — Noted and please refer to the Fossil Creek PDP as it is adjacent to the Natural Areas and will address site specific requirements. Site light sources shall be fully shielded and down -directional to minimize up -light, light spillage and glare [see LUC 3.2.4(D)(3)]. In addition, LUC 3.2.4(D)(6), requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas or public natural areas. Answer— Noted and please refer to the Fossil Creek PDP as it is adjacent to the Natural Areas and will address site specific requirements. Several departments within the City of Fort Collins have been working together to address light pollution; they are referred to as the City's Night Sky team. Results of the team's work can currently be viewed on the City's Public Records website in Resolution 2016-074, a summary of City of Fort Collins City Council Intent and General Policy Regarding Night Sky Objectives. For further information Response to City Staff Comments by Fossil Creek Apartments. Comment Number: 5 Comment Originated: 03/21/2017 03/21/2017: Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. All relevant natural resource buffer standards need to be included on the ODP for this site. These general buffer standards and lines can be established once the ECS is received. Answer — The same ESC that was submitted with the Fossil Creek PDP applies to this project. Refer to previous answer. Also no landscape plans are provided with the ODP. When a PDP application is submitted, then appropriate plant material will be reviewed at that application. Comment Number: 6 Comment Originated: 03/21/2017 The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this site may have a DBH of greater than six inches, the Forestry Department may want to complete a review for the entire ODP project area. Contact Tim Buchanan, City Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed ODP. Answer Also no landscape plans are provided with the ODP. When a PDP application is submitted, then appropriate tree review meeting will be set up with the City forester to review the site to determine if the isolated Russian Olive and Siberian Elm trees on site are adding value to an overall ecosystem and should be considered if keeping is worth the noxious weed stats or if better, native trees should be planted on site to create a better ecosystem. 5. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re landscaping and reduce bluegrass lawns as much as possible. Answer — At the time of a PDP application the appropriate land code requirements for trees and plant material will be followed. Currently Land code, specifically the sections mentioned above do not 'require' native plants, but rather ask 'To the extent reasonably feasible, all landscape plans shall be designed to incorporate water conservation materials and techniques in order to comply with each of the Xeriscape landscaping principles listed below'. The seven principles of Xeriscape do not require 'native' plant material to be used exclusively. To be addressed at PDP and FDP. 6. This project must also comply with the following standard, as it is adjacent to the Redtail Ponds Natural Area, Section3.4.1(L) Compatibility with Public Natural Areas or Conserved Land. If the project contains or abuts a publicly owned natural area or conserved land, the development plan shall be designed so that it will be compatible with the management of such natural area or conserved land. In order to achieve this, the development plan shall include measures such as barriers or landscaping measures to minimize wildlife Response to City Staff Comments Comment Number: 1 Comment Originated: 03/21/2017 03/21/2017: An Ecological Characterization Study (ECS) has not been received for the area proposed for this Overall Development Plan (ODP). An ECS for all pieces to be included in the ODP needs to be completed by a qualified ecological consultant and submitted to Environmental Planning for review, as soon as possible. Currently an ECS has only been completed, received and reviewed for the area labeled as Phase I Lot 3 (Fossil Creek Apartments) for this ODP. Answer — The same ESC that was submitted with the Fossil Creek PDP applies to this project These projects are sharing some overlapping documents as they are part of the same ODP with a separate PDP for the apartments. Comment Number: 2 Comment Originated: 03/21/2017 03/21/2017: An Ecological Characterization Study (ECS) has not been received for the area proposed for this ODP. An Ecological Characterization Study is required by Section 3.4.1 (D) as the site is within 500 feet of a known natural habitat (wetlands, wet meadows, riparian forest, geologic features). Buffer zone standards range from 50-100ft for these features, as identified in Section 3.4.1(E) of the Land Use Code. The Ecological Characterization Study is due a minimum of 10 days prior to project submittal. Answer — The same ESC that was submitted with the Fossil Creek PDP applies to this rp oiect. Comment Number: 3 Comment Originated: 03/21/2017 03/21/2017: Due to the significant geologic and paleontological features associated with the entire area proposed for this Overall Development Plan (ODP), Environmental Planning needs to receive an updated Paleontological Resource Impact Evaluation report. Current report on file addresses all of the features within the Phase I Lot 3 (Fossil Creek Apartments) and some of the features outside of that boundary, however, for the ODP, all pieces of land covered by the ODP need to be included in the geological and paleontological report. Ultimately entire extent of rock formation and minimum 15-ft buffer needs to be shown on ODP. Answer — The same ESC that was submitted with the Fossil Creek PDP applies to this proiect and another paleontological study is being provided for the site. Comment Number: 4 Comment Originated: 03/21/2017 03/21/2017: The ECS informs design requirements for natural habitat buffer zone areas. While the ODP identifies "existing wetlands," it is unclear how this delineation was determined. Wetlands delineation must be completed by a qualified ecological consultant and done according to United States Army Corps of Engineers wetland delineation manual (with update) methods evaluating hydrology, vegetation and soils. This information should be completed during growing season and included in the ECS completed and submitted for the ODP. Answer — The site has been walked and reviewed by three City environment planners, including Lindsey Ex and Rebecca Everett, in previous reviews of the project. Natural resources buffers have already been established by City staff and are the same as required Response to City Staff Comments 3.Street Standards will be subject to the design standards in effect at the time of application for project development plans (PDPs). Answer - Acknowledged that this will happen at later date. 4.Common open space areas and streetscapes will be maintained by the owner/developer or a Homeowners' Association (HOA).The Developer/Owner or HOA will maintain all streetscapes, sidewalks, and bicycle/pedestrian trails including snow removal. Answer - Acknowledged that a HOA will be needed. 5.Off-site improvements may be required at the time of PDP in order to meet level of service for all modes of transportation. Answer - Acknowledged that this will happen at later date. 6.Sight distance easements may be required along the public roadways at the time of PDP review. Answer - Acknowledged that this will happen at later date. Comment Number: 2 Comment Originated: 03/22/2017 03/22/2017: The northern most access should be identified as a right in/right out movement. Answer — Noted on Plans Comment Number: 3 Comment Originated: 03/22/2017 03/22/2017: The PDP for Fossil Creek Apartments shows the private drive as 24'. Please verify that this is correct. The two should match. Answer— Private Drive widths have been coordinated. Comment Number: 4 Comment Originated: 03/22/2017 03/22/2017: The access into Lot 1 off of Crestridge Drive should align with the existing driveway south of Crestridge Drive. Answer - Acknowledged that this will happen at later date. Comment Number: 5 Comment Originated: 03/22/2017 03/22/2017: The ODP shows Crestridge Drive in the existing location. If the location is going to remain, the access onto College Avenue shouldn't be identified as full movement access. It will need to be shown as a Right in/Right out. Answer — The Crestridge signal is anticipated as a future phase, which will occur after Lot 1 is built out and the current Tynan parking lot can be reworked to allow Crestridge iog. Comment Number: 6 Comment Originated: 03/22/2017 03/22/2017: Crestridge Drive should be referred to "Drive" not "Street". Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General E Response to City Staff Comments Fort of Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax lcgov. com/de velopmentreview March 27, 2017, Responses November 22, 2017 in ITALICS Michael Chalona Logan Simpson 123 N. College Ave Ste 206 Fort Collins, CO 80524 RE: Vineyard/ Goldem, ODP170001, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Jason Holland, at 970-224-6126orjholland@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/22/2017 03/22/2017: Please add Engineering notes to the ODP notes: 1.The exact location and the type of the access points on Crestridge Drive, Venus Drive and College Avenue will be determined at the time of PDP submittals and shall be determined based on the alignment and/or off -set from other access points and the ultimate design of each street. Answer - Acknowledged that this will happen at later date. 2-Any change in the location of access points with PDP submittals needs to comply with the City of Fort Collins Land Use Code and the Larimer County Urban Area Street Standards. Answer - Acknowledged that this will happen at later date.