HomeMy WebLinkAboutSPRING CREEK VILLAGE PUD - FINAL - 2-87O - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS6
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A�1 27, 1998
Leanne A. Harter
City Planner
Current Planning
City of Ft. Gollins
281 North College Ave.
Ft. Collins, CO 80524
-'-:J
HATTMAN ASSOCIATES
Architecture � Planning�
145 W. Swa�ow Road * Ft. Collins, CO 80525
970 . 223 . ?335 * * * Fax 970 . 223 . 0511
RE: SPRING CRFEK VILLAGE P.U.D.
Dear Leanne;
The following letter is a response to your comments regarding the
Spring Creek Village project. I am responding to each of your
comments s;n the order that you presented them in your Zetter.
ZONZNG
a. Show building dirnensions and distances to nearest lot line.
Dimensions to the lot lines are shown, I have added the
building dimensions.
b. Show eonnection to trail from the cal-de-sacs.
So added.
c. More no�es required.
The notes that are refereed to are placed on Sheet l of this
set. The number of parking spaces is noted on the site plan
and totaled in the table. A note as to the single family
parking is noted. I have added setback lines on the site plan.
d. Wall signs on th� elevations.
C�eric signs are added to the e2evations. The actual signs
will be finalized at the time the specific user moves in to
the space and pull the specific permit for the actual sign.
e. General note #9 not allowed.
Note #9 has been revised to note Neighborhood Sign District.
f. Phasing.
Phasing seguence is added to the site plan. phasing is to
follow the lot lines for the commercial. The Single Family
area will be developed as a single phase with respect to site
development . The lots will be sold arid developed by owners �nd
developers as -the market can absorb the homes.
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TCI
a.
Tract C to allow utilities.
Tract C is revised to be an Open Space, Drainage and utility
easement.
b. No easement between Lot 23 and Strider.
There is an eight foot strip between the R.O.W.
This area is a part of Tract C. The lot number ha
to other comments, but the space still remains.
BU.ILDING INSPECTION
and the lot.
s changecl ciue
a. Accessibility.
Accessibility to the handicapped as per the approved City
Cades zs provided to this site. A11 walks are accessible as
designed. All bui7.ding entries are to be accessible. If any
grades in the field do not meet the code requirements, then
said routes will be signed as such and acaessible routes for
this building will be added in the built environment. All
crosswalks are in raised pattern concrete on the private
property. Crosswaiks in the pubiic R.�.W. will be marked and
painted as per current City of Ft. Collins Street Standards.
One access to the bike path is provided as raised patterned
concrete which crosses W. Stuart.
b. Buildings to comply with current energy code.
Note has been added to the plans referencing the need to
comply with the current Residential and Nonresidential Energy
Code.
c. County Health Department
It is understood that for buildings and tenant spaces used
for food services wili need to have plans submitted to the
County at Building Permit Application.
d. Fire Protection.
Note is added as to Fire Suppression or Compartmentalization
of the buildings as per code.
e. Fire Codes for single family homes based on setbacks.
Tt is understood the construction requirements for single
family homes with respect to the setbacks.
NATURAL RESOURCBS
a. Building locations for lots 1-9 and lot 32.
The building ancl the lots shown on the original final plan are
in the same location as were shown on the approved Preliminary
Plan for the property. Tract A was establisheci out ot this
property and determinecl to be proper for setback and.
separation of Spring Creek and the bike path and the land that
can be developed by the property owner. This has been
reaffirmed for numerous projects on this property over the
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last twenty years.
There are several mitigating factors as to v�h�r the proximity
of the bike path by the lots and buildings are compati:ble.
First the topographi�c difference between the trail and the
ground that the buildings will be built on is twelve feet to
fourteen feet different. This provides a visual separation and
foeus away f`rom the construction and to the trail and its
immediate surroundings. Second �he trail trayeller at this
point is concerned with the oneoming changes that are
occurring in the field of travel such as the bridge, tunnel
and merging traff ic. All of these are visually more important
and are urban like structures that the trail user is focusing
on. Third there was only one point that the trail was twenty
feet away from the building. I have moved this building back
, from the trail to provide a minimum of twenty-f ive foot of
separation. The average separation is approximately thirty-
eight feet. The closest point of a lot is thirty feet and the
average separat.ion is greater than forty feet. The buildings
on these lots will have a rear yard setback of an additional
fifteen feet. This makes the average setback greater than
fifty-f'ive feet .
The existing trees will not be disturbed by any construction
along the north ed�e of Tract A, This shields the buildings
from the trail. The same visual experience is provided to the
trail traveler with views of the Condos across the creek. With
the proximity of the trail to Shields Street the experience is
of urban open space. We believe that the setbacks shown are
more than adequate for this scale of development.
b. Cul-de-sac connection.
Connection provided.
c. Trail access.
We are enhancing the trail eonnection and the connection to
and through the site.
d. Pedestrian access.
This access corridor has been enhanced.
e. Single family lots.
The yards are now shown larger and the homes will have
exterior private space.
f . Native lanclscaping.
Suggested revisions to native areas is made.
POLICF
a. Street name.
So changed.
b.. Street name.
So changed.
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MAPPING
a. Street names.
Name changed.
b. Add Plat note to titles.
So added.
c. West of West Stuart.
So added.
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FORESTRY
a. Street trees.
Changed to all shade trees and at 40 foot spacing.
b. Single variety along Shieids.
So changed.
c. Tree location south of Stuart intersection.
Trees are moved.
d. Limit cottonwoods and willows to native areas.
Locations are limited.
e. Change three ornamental species on plan.
Species changed.
f. Limit three species to protected areas.
These trees ha�e been limited or eliminated.
g. Add protection notes to plan for existing trees to remain.
Nates added to the plan.
h. Island trees to be all shade trees.
Species so changed.
ENGINEERTNG
a. Stuart collector size to Strider.
Change made.
b. Parking setbacks.
Parking areas have been moved back ta provide more green space
for pedestrian walkway.
c. North parking Iot access on Strider.
Curb cut eliminated.
d. Bus stop size.
Bus stop size increased to standards for two busses to stop.
e. Right turn lane at Shields and Stuart.
Turn lane added.
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f. Pedestrian improvements at Shields & Stuart.
Sidewalks balloons at pedestrian sgine.
g. Sidevu�alk width on Shields,
Eight foot width appropriate with bike path in street.
h. R.O.W. vaeation.
We understand the need to vacate before new plat.
i. Note corrections.
So made.
j. Eliminate street trees north side of Gandoff Court.
Trees have been moved back onto lots.
k. Tree utility conflict.
Trees moved.
1. Addition easements.
Provided on Gandoff as notecl.
m. Define tracts as to use and maintenance.
Tracts are noted as to use and maintenance.
n. R.O.W. on Shields increase to new standards.
So added.
o. Added R.O.W. on Stuart required.
So aclded.
p. Access drives concrete and 15 foot radii.
Changes so made.
q, Move Sanitary line on Gandoff Court to accommodate street
trees.
This conflicts with comment j, above. We will resolve this
conflict b�i following this recommendation.
r. Additional details required.
So noted.
s. Shields width.
Refer to traffic report and sized accordingly.
t. Provide striping plan.
So added.
u. Plans have additional comments.
Comments incorporated.
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STORM UTILITY
Storm Drainage Department has eleven specific points that are
specific to the report:
WAZ'ER/WASTEWATER UTILITY
a. Add utility easements that cross site in northwest corner.
Easements added.
b. Fire lines ancl irrigation taps.
So added.
c. Separation of mains and curb and gutters.
So added.
d. Separation of mains.
So provided.
e. Add note as �o type of sleeved water ma.in.
So provided.
f. Hobbit service.
Abandon and tappecl as requested.
Items g., h., i., j., & k. are specific to the £ngineering set and
are resolved on the Engineering plans.
1. Coordinate Ci.vil and landscaping.
Coordination provided.
m. Civil and landscaping separation.
Proper separation provided.
n. See notes on Plans.
Red line plans reviewed.
TRANSPORTATION
a. TIS revisions.
You indicated that you discussed this directly with Gene so
this will be submitted from his of€ice directly to
Transportation.
b. Bus Stop.
Concerns mentioned in £ngineering comments and addressed at
that item.
c. Path connection to trail.
ConstruCtion and maintenance listed previously,
d. Bike parking.
Provided as noted on red line sheets.
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c. Tree spacing from Lights.
Spacing as per standard diagram is provided.
PSCO
a. Note location of gas line.
So noted.
b. Utilit� and tree separation:
The separation as noted is provided.
c. Utility easements.
Tract A is for spring Creek, I do not think that you want this
as a utilit'y easement . Tract B is a drainage easement and I do
not think that ybu want this as a utility easement either.
Tract C will be noted as a Utility easement. This was noted
previously.
ADVANCED PL�NNING
a. Move main walk.
It is so.
b. Path Connections '
Paths are continuous.
c. Red line notes.
Notes reviewed and acted upon.
PARKS PLANNING
a. Confer with department as to connections.
So done.
b . Park land fee .
Understood.
TRAFFIC OPERATIONS
Items a., b., c„ & d are specific to the traffic engineer and are
addressed separately.
e. Large scale of intersection.
Large scale drawing provided.
LIGHT & POWER
a. Curb and walk separation.
Typical separation shown on plan.
b. Street Trees.
Spacing of trees and electrie line location is as typical
diagram.
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TR.ANSFORT
a.
b.
c.
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Bus turn out to standards.
Third comment on this. Providecl.
Bus Shelter.
Added and noted.
Shelter connection to pedestrian way.
Provided.
CURRENT PLANNING
a.
b.
c.
d.
e.
f.
Remove two lots.
So done.
Bike Racks
Added as per note from transportation.
Trash areas.
Shown on elevations.
Separation of parking and walkway.
Additiona]. separation provided.
Additional islands in parking.
Added.
Trail Connection from cal-de-sac.
Third comment on this. Provided.
C
g. Colors of three blended CMU.
The block consist of three red to red a.nd gray units. color
samples will be provided.
h.
i.
Provide benches.
Provided.
Red line comments.
Incorporated.
Thank you for �rour detailed Comment for this project. I believe
that we have provide the changes: that you want to see for the
project and know that your sugge�tions will make this a better
proj ect .
Sincerely;
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Fredric J. Hattman
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