HomeMy WebLinkAboutLIND PROPERTY - OVERALL DEVELOPMENT PLAN - 39-94A - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS (3)1
3. Pedestrian Access
♦ Coordinate off -site regional trail alignment with adjacent properties. The regional 'teail alignment
will traverse the southwest corner of the property and include grade -separated pedestrian
crossings on County Road 11 and County Road 52.
23. Historic Preservation
♦ Property with structures 50 years or older need to be reviewed for significance. See attached letter
from Advanced Planning regarding historic significance of the structures on the property.
.A.
15. AT& T
No concerns
16. Post Office
No concerns
17. Boxelder Sanitation District
No concerns
18. Public Service
9' minimum utility easement on both sides of internal streets. 15' utility easement on north side of
County Road 11. This will be addressed as the site design progresses.
19. Windsor Reservoir & Canal Company
1. WRCC policy is not to receive storm water runoff. We have met with the WRCC and are looking
at alternative ways to handle the storm water. We have a commitment from the Ditch Company to
look at some creative designs to address the issue.
2. 25-foot easement required for ditch maintenance. Easement will be dedicated at a later date as
the design process defines the easements required.
3. WRCC states the ditch is very deep, they are concerned that it may be hazardous. We are also
concerned with the depth of the ditch in this area and hope to include design alternatives to
address this issue.
20. Engineering Pavement Department
No concerns
21. East Larimer County Water District
The comments have been addressed on the revised plan.
22. Advanced Planning
1. Mountain Vista Subarea Plan
♦ Proposed Lind ODP is consistent with the Mountain Vista Subarea Plan.
2. Street Layout.
♦ Connections are required along all boundaries at 660 feet spacing submit alternative compliance
request if not met. See attached alternative compliance request.
♦ Proposed street alignment with adjacent property collector streets and a collector street along No
8 Outlet or an alternative compliance request submitted. A collector street is shown along the no
8 canal as shown on the Mountain Vista Subarea Plana
6. Transfort
No existing Service and no planned service
7. Zoning Department
No concerns
8. Light & Power Department
No concerns
9. City Forester
No concerns
10. Streets Department
No concerns
11. Parks Planning
♦ 4 to 6 acre park on property would be better interior or adjacent to canal. Trails will need to
connect with south property at corner of CR 11 and CR 52. The 4 to 6 acre park has been
relocated adjacent to the No 8 outlet canal. Trail connections to the south and west will be grade -
separated underpasses.
12. Natural Resources
a) A study of the hydrology/water quality /groundwater for No 8 outlet canal is needed.
CTL/Thompson, Inc. performed a geologic and preliminary geotechnical investigation of the Lind
Property on December 27, 2000. 39 borings were taken across the site, with groundwater being
measured in 25 of the 39. The water level depths ranged from 9 feet to 32 feet below the existing
ground surface. The water level depth that measured at 9 feet was the boring closest to the ditch
where current plans have a park located. As we finalize our layout and move into the PDP
process, we will revisit the geotechnical investigation study and utilize their recommendations in
our design.
b) Wetland designation needed for No 8 canal. Please see attached letter from the Department of
the Army Corp of Engineers regarding the wetland area in the No. 8 outlet ditch.
13. Poudre Fire Authority
♦ Fire hydrant spacing should be 600 feet along roads hydrant capable of delivering 1500 gallons
per minute. This will be addressed as the site design progresses.
14. Building Department
♦ 1998 ANSI for accessibility one unit for every 7 accessible for multifamily. This will be addressed
as the site design progresses. ;(ks; •:.• . ;
♦ Potential for 2 more intersections near northern property line. Additional intersections have been
added. Access along County Road 11 and County Road 52 will meet the City Street Pattern and
Connectivity Standards..
♦ Provide street and pedestrian connections to the property to the south. Street layouts have been
designed to connect to the Gillespie property to the south. The proposed off street trail will travel
through the southwest corner of the project and will be grade separated at County Road 52 and
County Road 11.
♦ Traffic impact study needs to address street oversizing. The traffic impact study has been revised
to study the improvements that will be required in this area including street realignment and
oversizing of County Road 11.
5. Stormwater Utility
1. Provide a drainage easement to No 8 outlet ditch if drainage flows into ditch. Please see attached
letter from WRCC. We have not currently reached a design decision but are working with the .
ditch company to find a resolution. Two separate meetings have occurred with the WRCC. We
have discussed options with them that involve over detaining on our site and releasing into their
ditch at a rate that is very minimal, like the 2-year historic. We have also discussed options that
would reroute some of their flow in a parallel channel and help detain and release it a slower rate,
thus helping their downstream problems at certain times of the year. We are including a letter
from the WRCC that states their willingness to participate in the discussions and
recommendations for release of our stormwater into their ditch.
2. Area east of site drains through property.: We will need further clarification on this comment.
With the No. 8 Ditch running along the east side of the property, doesn't everything on the east
side flow into the No. 8 Ditch? A look at the overall USGS maps for this area shows the area to
the east of the site historically outlets into the No. 8, however if you have additional information
that supports differently, then we will include this into our design.
3. Emergency overflow path for flows from Richards Lake PUD on the west side of CR 11. We have.
obtained plans from Inter -Mountain Engineering for the Richard's Lake P.U.D. The current ;4
alignment of the detention pond for Richard's Lake is in the corner of the site northwest of the CR
52/CR 11 intersection. Our preliminary plan is to construct a pedestrian underpass under CR 11
that would also act as an overflow path and then connect with the proposed street system on -site.
This has met favorably with city staff at this point in the process. We will address this more
thoroughly at the PDP submittal.
4. Retention unclear and overestimated the amount of storage needed.: We are still negotiating,,
with the WRCC on the requirements they are going to make us adhere to in our design. Because
of this uncertainty, we want to make sure we provide adequate storage on -site. We will utilize all
equations required by the city in the sizing of our storm sewer system.
5. Retention ponds need to hold two times 100-year flood volumes unless WRCC allows release into
canal. We will include all current stipulations and agreements that have been negotiated with the
WRCC in our report.
.t.
Reply to City of Fort Collins
Lind Property Overall Development Plan
1. Lind Property ODP Submitted September 11, 2000
2. Transportation Planning
2a —Concern with the adequacy of the proposed 2 points of access from County Road 11 into Tract
A. The tracts have been redefined and the points of access have been added at 600 feet on center
where appropriate.
2b - Show conceptual alignment and exit points of trail along canal, so adjacent properties can
connect to trail system. Three pedestrian connections to the northeast side of the canal have been
added to the plan.
2c — Are pedestrian points in southwest comer at grade or separated? The pedestrian access on the
southwest corner of the property will have grade separated trails both to the south and the west.
2d —Development charrette for roadway classifications and alignment. A development charrette was
held on January 26th and February 12th with City representatives. The revised street layout is a result
of that meeting.
3. Traffic Operations
3a — In depth traffic review needed with Project Development Plan (PDP). The developer will do an in
depth traffic review of the project impacts with the Project Development Plan.
3b — The TIS needs to take into account the traffic from Hearthfire, Richard's Lake — Phase 1,
Storybook, Gillespie Farms and other current projects. The traffic analysis has been modified please
refer to the transportation impact analysis.
3c — The TIS must give an analysis for both Country Club Road and County Road 11 and the Country
Club Road and North Lemay Avenue intersections. Please refer to the transportatin impact analysis.
3d- The project should have connectivity with the land across the ditch. Two vehicular bridges are
proposed and three pedestrian bridges will be provided at alternate positions.
3e — Current layout unsafe encourages speeding and cut-thru traffic. The street layout has been
revised. The new layout is not as conducive to speeding and cut -through traffic. .
4. Engineering Department
♦ Connect with ;adjacent properties. We have met with the adjacent property owners to the south
and City representatives to discuss the connections to the property and the alignment of the
collector streets. Streets have been adjusted to meet to Gillespie property street alignment.
♦ Seven crossings are required for No. 8 outlet ditch fo' provide connectivity. A �req'uest for
alternative compliance to the connectivity standards'across the No. 8 outlet ditch is attached. We
propose two vehicular crossing and threepedestrian crossings'on the No. 8 outlet ditch.
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