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HomeMy WebLinkAboutMASON STREET INFRASTRUCTURE - ODP - ODP230001 - SUBMITTAL DOCUMENTS - ROUND 1 - Project Narrative MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 Mason Street Infrastructure | Overall Development Plan Project Narrative May 24th, 2023 Past Meeting Dates: Preliminary Design Review: October 12th, 2022 Neighborhood Meeting: May 5th, 2023 Applicant: 1311 N. College, LLC. General Information: The Mason Street Overall Development Plan (ODP) is located in the North College Corridor along Mason Street between Hibdon Court and Hickory Lane. The site currently exists as two parcels, one of which is owned by 1311 N College LLC, and the other, City of Fort Collins. The existing zoning for the two parcels is Community Service District (C-S), and no changes to the zoning are being proposed. As part of the ODP, the existing parcels are being reconfigured into 3 lots to benefit the future detention volumes needed for the regional detention facility, and provide additional lot frontage along Mason for future development. The Mason Street ODP provides framework for potential vehicular access points, pedestrian connectivity, and identified significant natural features that should be addressed in detail with subsequent Project Development Plans (PDP). Mason Street and Hibdon Court are considered and noted as part of the required public roadways. No specific on-site users are being proposed at this time and therefore no detailed information regarding the future use, buildings, parking, etc. can be considered. However, any subsequent site specific PDP’s that get submitted to the City, will be subject to the Development Review Process and the requirements of the Land Use Code. Transportation Improvements With the ODP, 71’ of Right-of-Way (R.O.W) will is noted for the future of Mason Street. The ultimate R.O.W will accommodate a widened sidewalk, a tree lawn, a designated bike lane, parking, and two vehicular drive lanes. A traffic study was conducted and is submitted with this proposal. For each of the new lots, vehicular and pedestrian access points are identified in relationship to the proposed roadways. Neighborhood Meeting Summary: A neighborhood meeting was held for the ODP. Several people attended the meeting both in-person and virtually, and the tone was that of curiosity and general interest. Most comments related to detention and tie-in to the surrounding infrastructure, and how Mason Street would be aligned in the future. Specific comments related to Mason Street along our property frontage noted a desire for a bicycle and pedestrian friendly street section. ODP Site Design: MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 Although no site-specific information is proposed with this ODP, it is noted that that there is a habitat feature located in the center of the site in the north associated with the Dry Creek Drainage. The Ecological Characterization Study suggests that drainage has not been present on the property in a long time as no riparian vegetation is found in the area. Interestingly, the majority of the vegetation that is present on site are upland species. Any impacts to the habitat shall be addressed at the time of a subsequent PDP submittal for on-site work. A tree inventory, and any needed tree mitigation plans will be provided during the PDP revie w process. The ODP is proposing to improve the regional sanitation line and the regional water line. An 8” water line will be installed in Mason Street and connect the existing water lines in Hibdon Court and Hickory Street. A 12” sanitary line will also be installed from north to south along Mason Street. The 12” sanitary line will connect at Hibdon Court and run south and tie into an existing manhole which is in a 20’ Utility Easement just east of Lot 2. These sanitary and water line alignments follow the concepts laid out in the City’s Mason Street Master Plan. Phasing: Regarding the future uses of the property, the intent of the ODP is for the land to be developed as separate proposals and at different times. Currently the timeline and phasing of future development is uncertain. Comment Response Letter: A copy of the letter received at Preliminary Design Review in October is submitted along with this package. The comment responses reflect those that are specific to this ODP, and the infrastructure package. Any comments related to buildings and site-specific design will be addressed when subsequent PDPs are submitted.