HomeMy WebLinkAboutWATERFIELD ODP - ODP130002 - CORRESPONDENCE - (6)land planning landscape architecture urban design entitlement
September 4, 2013
Mr. Ted Shepard
City of Fort Collins
Planning Department
281 North College Avenue
Fort Collins, CO 80521
Dear Ted
Response to City comments for the Waterfield ODP Round 1. Please see the below response to comments and the
revised drawings. If you have any questions regarding these responses or any other issues related to this project,
please feel free to contact us.
Stephanie Sigler, Ripley Design Inc. responses in red 970-224-5828
Bud Curtis/ Cody Snowden, Northern Engineering responses in blue 970-221-4158
Comment Summary:
Department: Current Planning
Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/23/2013
08/23/2013: The neighborhood center on Parcel C is 9.30 acres. L-M-N standard 4.5(D)(3)(c)
requires that such centers not exceed five acres. And, at the O.D.P. stage, Section 2.3.2(H)(1)
requires that the O.D.P. standard be consistent with L-M-N standards that can be applied at the
level of detail of an O.D.P. Therefore, please submit a Modification of Standard to allow a 9.3
acre neighborhood center. The triangular shape of the parcel formed by the irrigation ditch and
its bisection by a future collector roadway suggests that there may an exceptional physical
condition or other extraordinay and exceptional situation unique to the property that may justify
a Modification per Section 2.8.2(H)(3). Please also consider that there are, at this time, few
opportunities for obtaining basic goods and services within a one-mile radius which suggests
that a 9.3 acre neighborhood center may be equal to or better than a five acre center per
Section 2.8.2(H)(1).
Response: Currently the neighborhood commercial is shown as 9.3 gross acres. When developed the
neighborhood commercial will not exceed 5 acres in net site area per LMN standards.
Comment Number: 2 Comment Originated: 08/23/2013
08/23/2013: As you are aware, the project is served by two arterial streets. Please clearly
label and indicate the buffer yards that are being proposed to mitigate the proximity of these
arterial roadways in relationship to the lots. Perhaps note number 7 could be supplemented by
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ODP Comment Responses
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adding a reference that buffer yards are to be placed in separate tracts to be owned in
common and maintained by the H.O.A.
Response: Buffer yards have been shown on the ODP where arterials abut single family lots.
Comment Number: 3 Comment Originated: 08/23/2013
08/23/2013: Please label the buffer yard on the west side of Parcel B.
Response: Label has been added
Comment Number: 4 Comment Originated: 08/23/2013
08/23/2013: For the 75.43 acres zoned L-M-N and designated as residential, please provide a
table describing the proposed mix of housing types.
Response: A table has been added
Comment Number: 5 Comment Originated: 08/23/2013
08/23/2013: Some of the line work is confusing. Please add labels "collector" and "arterial" to
the graphic depictions of these roadways.
Response: Labels have been added
Comment Number: 6 Comment Originated: 08/23/2013
08/23/2013: Along the west side of the property, please consider adding a north-south trail
beginning at the public sidewalk along Existing Vine and extending north to New Vine. This will
help with overall neighborhood circulation.
Response: A pedestrian connection is shown between the western most local street that intersects with
existing Vine and the new Vine Drive. The sidewalk along the local street combined with the pedestrian trail
will help the overall neighborhood circulation.
Comment Number: 7 Comment Originated: 08/24/2013
08/24/2013: The O.D.P. will be reviewed by the criteria listed in Section 2.3.2(H)(3) which calls
for compliance with Section 3.6.3(A-F). Please note that Section 3.6.3(D) describes the
spacing of limited movement local streets with the arterial streets. Since "New Vine" is
classified as an arterial street, please add a label or description that Merganser may potentially
be limited to either right-in/right-out turn movements or three-quarter turn movements
(right-in/right-out/left-in but no left-out). This same condition applies to the east-west site access
drive along the north side of Parcel B as it intersects with Timberline Road, an arterial roadway.
Response: Waiting on Delich
Comment Number: 8 Comment Originated: 08/24/2013
08/24/2013: The T.I.S. does not include the local street that runs north-south along the western
edge of the project between New Vine on the south and Conifer on the north.
Response: Waiting on Delich
Comment Number: 9 Comment Originated: 08/24/2013
08/24/2013: Please add a note that the future City of Fort Collins Parks Trail will be located
outside the easement of the Larimer and Weld Canal.
Response: The note has been added
Comment Number: 10 Comment Originated: 08/24/2013
08/24/2013: Please add notes that demonstrate compliance with the density standards for both
zones. Be sure to note that since Parcel B is under 20 acres, the minimum required density is
7.00 dwelling units per acre.
Response: A table has been added to the drawing showing the density range of the LMN and MMN
parcels.
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Comment Number: 11 Comment Originated: 08/24/2013
08/24/2013: Please add notes that the project is located in the Dry Creek Drainage Basin and
that there will be no individual access to lots from either of the two arterial streets.
Response: The notes have been added
Comment Number: 12 Comment Originated: 08/24/2013
08/24/2013: In general, since the project is bisected by an arterial street versus a collector
street, and that this may result in medians and limited turn movements, staff is concerned about
finding creative ways to link the north and south sides of the project. Every effort should be
made to establish north-to-south trail connections or on-street public sidewalk connections all
with proper crosswalks.
Response: The concern is shared with the applicant as well and we are open to suggestions from the City
on what will be allowed to improve pedestrian access while not compromising safety.
Comment Number: 13 Comment Originated: 08/24/2013
08/24/2013: Please see redlines for comments on labeling, line weight, graphics and notes.
Response: The graphic concerns have been addressed.
Department: Engineering Development Review
Contact: Andrew Gingerich, 970-221-6603, agingerich@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 08/19/2013
08/19/2013: Street connectivity is not being met north of this property because of the irrigation
ditch. Please include this in the general notes.
Response: A note has been added.
Comment Number: 4 Comment Originated: 08/19/2013
08/19/2013: Internal local streets do not need to be shown from an engineering standpoint.
Please include arrows or symbols showing the access and spacing of access into the property
along with all access off of collector and arterials. Additionally, please denote what type of
movement each access is i.e. (Full, 3/4, right in right out, etc.)
Response: Current Planning has requested the local streets be shown on the ODP planning document.
Comment Number: 5 Comment Originated: 08/19/2013
08/19/2013: The future access into Tract C off of Conifer needs to be more clearly defined. Will
the Tract now have access north of Conifer?
Response: Access to tract C will be off of Conifer only.
Comment Number: 6 Comment Originated: 08/19/2013
08/19/2013: Label the acreage for Tract C.
Response: Tract C acreage has been added to the plan (sheet 1 of 1)
Topic: Site Plan
Comment Number: 1 Comment Originated: 08/19/2013
08/19/2013: Line types for arterial and collector streets along with future and existing timberline
all appear to be the same. Please provide a variation in linetypes to make the plan clearer to
follow.
Response: Line types have been adjusted
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ODP Comment Responses
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Comment Number: 2 Comment Originated: 08/19/2013
08/19/2013: Label collector and arterial streets appropriately on the plan.
Response: Labels have been added
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/13/2013
08/13/2013: The ODP contains more detailed buffer delineations than is typical for an ODP. I
would prefer that a standard 100' buffer be provided on the ODP instead of such a detailed
buffering that has yet to be established.
Response: The 100’ buffer has been shown. A note has been added referencing code section 3.4(E)
allowing the buffer to vary per the decision maker’s discretion at the PDP review.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 08/21/2013
08/21/2013:
An updated landscape plan including street tree selection (from current City Street Tree List)
and placement will need to be submitted on final plans.
Response: Noted
Department: Light And Power
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/13/2013
08/13/2013: Light & Power has existing electric facilities running along both sides of Merganser
Dr. to the North of edge of the Bull Run development with vaults and stubs existing. Any
relocation or modification to the existing facilities will incur system modification charges.
Acknowledged
Comment Number: 2 Comment Originated: 08/13/2013
08/13/2013: Light & Power currently has no electric facilities near the proposed school site.
This would have to be brought form Turnberry & existing Vine Dr. and possibly through the
subdivision to create a loop feed. If 3-phase will be required for a park or possible recreation
area coordinate this early on with Light & Power Engineering.
Routing of proposed electric facilities and service will be further explored at PDP and FDP
levels. Further discussion should be held to ensure all services are provided at the time
of phase on construction.
Comment Number: 3 Comment Originated: 08/13/2013
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08/13/2013: A C-1 form and One-line diagram will be required for any proposed commercial
areas on the site.
Acknowledged
Comment Number: 4 Comment Originated: 08/13/2013
08/13/2013: Electric Capacity Fee and Building Site charges will apply to this development.
Light & Power Engineering 970-221-6700.
Acknowledged
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 08/21/2013
08/21/2013: WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy.
Residential hydrants within the Urban Growth Area, to provide 1,000 gpm at 20 psi residual
pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. 2006
International Fire Code 508.1 and Appendix B
Hydrant spacing appears to be adequate except in two areas. Please contact me to discuss
this further.
Per our meeting, fire hydrants have been added and revised to adequate cover the entire
subdivisions.
Comment Number: 2 Comment Originated: 08/21/2013
08/21/2013: CUL-DE-SACS
Cul-de-sacs are permitted only if they do not exceed 660 feet in length and have a turnaround
at the end with a minimum outside turning radius of 50 feet (100 foot diameter). FCLUC 3.6.2(B)
The only cul-de-sac within the subdivisions is less than 660 feet and has a turnaround per
LCLUC standards.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/20/2013
08/20/2013: No comments.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 1 Comment Originated: 08/01/2013
08/01/2013: Please change the name of Vine Drive to "New Vine" Drive as shown on sheet
OU1. See redlines.
The plans have been revised.
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Comment Number: 2 Comment Originated: 08/01/2013
08/01/2013: There are line over text issues on sheet DR1. See redlines.
The plans have been revised.
Topic: General
Comment Number: 3 Comment Originated: 08/01/2013
08/01/2013: ODP Plan: There are line over text issues. See redlines.
Response: Plans have been revised.
Comment Number: 4 Comment Originated: 08/01/2013
08/01/2013: ODP Plan: There are cut off text issues. See redlines.
Response: Plans have been revised
Department: Traffic Operation
Contact: Ward Stanford, 970-221-6820, wstanford@fcgov.com
Topic: Construction Drawings
Comment Number: 1 Comment Originated: 08/21/2013
08/21/2013: Sht OU1: At this time the City cannot give assurance of providing 2 full movement
accesses on either New Vine or Timberline.
Acknowledged.
Department: Water-Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
Topic: Construction Drawings
Comment Number: 1 Comment Originated: 08/20/2013
08/20/2013: The proposed sanitary sewer crossing at the City 36" water main needs to be near
a right angle.
See the revised alignment of the future sanitary sewer main.
Comment Number: 2 Comment Originated: 08/20/2013
08/20/2013: In the north part of the site, can the sanitary sewer cross the City, ELCO and North
Weld water transmission mains with no conflicts?
Further exploration will occur at PDP.
Department: Zoning
Contact: Peter Barnes, 970-416-2355, pbarnes@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/02/2013
08/02/2013: No comments