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HomeMy WebLinkAboutTALON ESTATES - FDP - 42-05A/B - CORRESPONDENCE -Talon Estates Cost Estimate - Falcon Drive Bridge Crossing - Pleasant Valley and Lake Canal ti, � _ M Publ�clmprovement Iteint ' ; ..• .. ;r ..;, . <f Units=~tea, Estes Q lteiii Cos12'X 8'3-Sided Concrete Box Culvert w/HS20 deck LF 40 $24,800 36 LF 6' Hi h Steel Reinforced Win Walls 8" concrete CY 5.33 $2,665 56 LF 4' Hi h Concrete Bridge Railings 8" concrete CY $500 5.56 $2,780 80 LF Concrete Footings 2'W X 10"D CY $500 4.94 $2,470 Asphalt/Concrete Decking (12' X 40) SF $5 480 $2,400 TOTAL $35,115 Cost Estimate - Sidewalk Chase/Extension - North End Falcon Drive to Boundary wtv �, Pubhcilmprovementtltem 3; b x d Q s , -Cost. Sidewalk Chase EA $500 1 $500 4.5' Sidewalk LF $15 30 $450 TOTAL $950 This completes staff (and outside reviewing agencies) review and comments at this time. Another "formal' round of staff review is necessary. This proposal is subject to the 90-day revision re -submittal requirement (from the date of this comment letter, being October S. 2007) as set forth in Section 2.2.11(A) of the Land Use Code. A REVISIONS ROUTING SHEET is attached indicating the number of each document to be re- submitted. Be sure and return all red -lined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at 221-6341. Yours Truly, Steve Olt, City Planner cc: Susan Joy Nadine Holter Planning & Zoning file #42-05B Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/Wastewater Number: 87 Created: 2/ 12/2007 [10/ 1/07] Add note to concrete encase all storm pipe joints within 10 feet of water main (approx location is Sta 1+50 on Falcon Drive). 13/27/071 How much clear distance between water main and storm sewer at the point of crossing? 12" required. [2/ 12/07] Show 16" water main on storm sewer plan and profile sheet. Also include the FCLWD water main. (Has set of utility plans been provided to the District for review?) Revised per comment. Number: 88 Created: 2/ 12/2007 [10/ 1/07] (Repeat comment) [3/27/071 12/ 12/07] Add FCLWD signature block. Signature block has been included on Sheet C5.0 - Overall Utility Plan. Number: 119 Created: 3/ 27/ 2007 [10/ l/07] Is there still a need for the insulation over the water main at Sta.7+40 to 8+67? [3/27/071 Revise grading to minimizes cuts on Falcon Drive over 16-inch water main and thereby, eliminate the need for insulation. Yes, grading has been revised to minimize the need for this as much as possible. Number: 133 Created: 10/ 1 /2007 110/ 1/071 Show pipe crossings in sewer profiles. Revised per comment. Number: 134 Created: 10/ 1 / 2007 [10/ l/07] See red -lined plans for other comments. Noted. Department: Zoning Issue Contact: Jenny Nuckols Topic: Zoning Number: 131 Created: 9 / 12 / 2007 [9/ 12/07] No comments. Noted. f� + Department: Light & Power Issue Contact: Alan Rutz Topic: General Number: 1 Created: 12 / 26 / 2006 [10/l/07] [12/26/061 The Master Utility Plan Sheet C5-0 indicates that the overhead electric line belongs to REA. This is a City of Fort Collins electric line. Contact Alan Rutz at 224-6153 concerning the undergrounding of this line. Revised per comment. Alan Rutz contacted. Number: 2 Created: 12 / 26/ 2006 [10/ l/07] [12/26/06] Fort Collins Light & Power will install underground electric line between the curb and sidewalk. Noted. Line will need to be under the walk near South Taft Hill Road. Alan Rutz is aware of this and approves. Topic: Light & Power Number: 110 Created: 3 / 23 / 2007 [10/ 1/07] [3/23/071 The overhead electric line along Falcon Drive belongs to the City of Fort Collins. This line will be removed and undergrounded when this project is developed. Noted. Number: 111 Created: 3 / 23 / 2007 [10/1/07] 13/23/07] Show location of the existing gas line and the proposed extension of the gas line along Falcon Drive. Per Xcel Energy, there is no gas line along the north side of Falcon Drive as previously believed. Number: 135 Created: 10 / 1 / 2007 110/ 1/07] An underground electric line will be installed between the curb and sidewalk on the north side of Falcon Drive. A portion of a gas line is shown in this area. Where is the gas line being relocated? Per Xcel Energy, there is no gas line along the north side of Falcon Drive as previously believed. Department: PFA Issue Contact: Carte Dann Topic: Fire Number: 132 Created: 9 / 28 / 2007 [9/28/071 PFA has no additional comments or concerns at this time. Noted. Topic: Utility Plans - 6.6 Number: 166 Created: 10/ 5 / 2007 [10/5/07] Need to show and dimension the crown transition length in the intersection details. Revised per comment. Number: 167 Created: 10 / 5/ 2007 [10/5/07] Please show/dimension the transition length either side of the midblock crosspan(s) (typical). Revised per comment. Number: 168 Created: 10/ 5/ 2007 [10/5/07] The north end of Falcon Drive is labeled with asphalt on one side and gravel on the other. No other sheet shows the asphalt. Please clarify. Revised per comment. Number: 182 Created: 10 / 5/ 2007 [10/5/07] Detail 3 - the existing asphalt to the crosspan may need to be removed and replaced in order to tie the proposed into it correctly. Until more info is shown on the P&P, the extent of the removals are unclear. Revised per comment. Number: 183 Created: 10/ 5/ 2007 [10/5/07] Notes 6 and 8 are incorrect. Please correct on any sheet these notes show up on. They are and remain correct. Topic: Utility Plans - 6.9 Number: 169 Created: 10/5/2007 [10/5/07] Note 4 is incorrect. Revised per comment. Topic: Utility Plans -Cover Number: 137 Created: 10/ 4/ 2007 [10/4/07] Remove the variance shown on line 48 of the General Notes as that is a Land Use Code Modification. A variance for the attached walk along Falcon Drive and the modified typical street section is needed. Revised per comment. I--- 1n Number: 161 Created: 10/ 5/ 2007 [10/5/07] Identify the crown transition lengths at all crosspans. Revised per comment. Topic: Utility Plans - 6.2 Number: 159 Created: 10 / 4 / 2007 [10/4/07] Please provide spots and slope info at the PCs, PRCs, PTs and through the noddle of the widening so that we can determine that the 2% minimum cross slope has been met. See red -lines. Suggestion: since the info shown on the plan view is already shown on the master street plan sheet, you may remove the information from this sheet to help with legibility if you want to. This comment applies to the other street widening as well. Revised per comment. Number: 160 Created: 10 / 5/ 2007 [10/5/07] Construction Note 10 has a misspelling. Please correct it on this sheet and other sheets it appears. Same with Note 13. Revised per comment. Topic: Utility Plans - 6.3 Number: 162 Created: 10 / 5/ 2007 [10/5/07] This development is responsible for escrowing the cost of the sidewalk to the end of the property, the sidewalk curb chase and half the cost of constructing the bridge. An estimate will be required for our review and approval and that amount will be placed in the Development Agreement due at first building permit. See cost estimate included with these responses. Number: 163 Created: 10 / 5/ 2007 [10/5/07] Minimum grade of .5% is not being met. See previous comments for other requirements in 7.4.1. that are not being met. Revised per comment. Number: 164 Created: 10/ 5 / 2007 [10/5/07] Previous comments from other P&P sheets apply here. Revised per comment. Number: 165 Created: 10/ 5/ 2007 [10/5/07] Previous comments from other P&P sheets apply here. Revised per comment. Topic: Utility Plans - 6.5 Number: 181 Created: 10/ 5 / 2007 [10/5/07] Missing info -see red -lines. See 7.4.13 for all requirements. Revised per comment. n___ n Topic. Utility Plans - 5.3 Number: 151 Created: 10/4/2007 [10/4/07] The sidewalk in the typical section is shown incorrectly. Please include the UE's in the typical section as well. Revised per comment. Topic. Utility Plans - 6.0 Number: 152 Created: 10/4/2007 [10/4/07] The sidewalk transitions are too abrupt and need to be straightened out. 15' minimum radii are required. See comment # 136. Revised per comment. Topic: Utility Plans - 6.2 Number: 153 Created: 10/4/2007 [10/4/07] See comment #138. Revised per comment. Number: 154 Created: 10/4/2007 [10/4/07] See 7.4.1.B.4 for VC requirements and 7-17, 7-18 for minimum curve length requirements. Need to identify all grade breaks and slopes. See 7.4. LB for other requirements. (typical comment, applies to all plan and profile sheets where these requirements aren't met). Revised per comment. Number: 155 Created: 10/4/2007 [10/4/07] Max grade breaks have been exceeded. See 7.4. LB. (typical, applies to all plan and profile sheets where exceeded). Revised per comment. Number: 156 Created: 10/4/2007 [10/4/07] A crosspan is shown on this sheet that is identified on no other sheet. Please remove as this will not be allowed and isn't really necessary if you're piping it anyway. Revised per comment. Number: 157 Created: 10/4/2007 [10/4/07] Profiles must be carried out to the CL of the crosspan. Once this info is shown, we'll be able to determine whether or not the proposed ties into existing while meeting standards or if you'll have to remove and replace the existing to tie everything in. Revised per comment. Number: 158 Created: 10/4/2007 [10/4/07] Minimum of .5% cross slope required on all crosspans (typical). Revised per comment. n_,._ 0 Number: 147 Created: 10/4/2007 [10/4/07] The east drain configuration is not acceptable. Please provide type R inlets both sides. The P&P sheets are showing a crosspan at this location and that will not be allowed either. Type R inlet cannot be installed on the south side due to the existing water line. There will be no crosspan at this location. Topic: Utility Plans - 4.3 Number: 178 Created: 10/5/2007 [10/5/07] West Drain Pipe Detail - minimum cover requirements from the top of pipe to the sidewalk are not being met. Please provide some sort of encasement/detail. Q - is this the lowest the pipe can go? Minimum 1.5' cover between top of pipe and sidewalk will be maintained (see plan). Design constraints do not allow for the pipe to be any lower. Number: 179 Created: 10/5/2007 [10/5/07] East Drain Detail - See red -lines. The Type R inlet cannot be installed on south side of Falcon due to the existing water line. The area inlet needs to remain, as it drains some area from the lot to the south. Because of the sidewalk configuration on the north side of Falcon, that inlet's manhole will need to be in the sidewalk; however, there is five feet of sidewalk behind the manhole available for pedestrian use. Landscaping removed as requested. Number: 180 Created: 10/5/2007 [10/5/07] See red -lines for other comments. Noted. Topic: Utility Plans - 5.0 Number: 148 Created: 10/4/2007 [10/4/07] Provide a note that the existing water line must be removed from within the row. See red -lines. Revised per comment. Number: 149 Created: 10/4/2007 [10/4/07] Only a portion of the gas line is shown (needs to be moved anyway per comment # 136 but needs to be shown in its entirety with the next round). Per Xcel Energy, there is no gas line along the north side of Falcon as previously believed. Topic: Utility Plans - 5.1 Number: 150 Created: 10/4/2007 [10/4/07] The sidewalk on this sheet needs to match all other sheets. Revised per comment. n___ , Topic: Utility Plans - 2.0 Number: 138 Created: 10/4/2007 [10/4/07] Remove the landscaping or note to protect existing if you need to do this and add the symbol to the legend. Revised per comment. Topic: Utility Plans - 2.1 Number: 140 Created: 10/4/2007 [10/4/07] Please add the lineweights shown in the upper left hand corner to the legend. Revised per comment. Number: 141 Created: 10/4/2007 [10/4/07] Label spillway and provide spot elevations at the high point. Revised per comment. Topic: Utility Plans - 3.0 Number: 142 Created: 10/4/2007 [10/4/07] See comment #138. Revised per comment. Topic: Utility Plans - 4.1 Number: 143 Created: 10/4/2007 [10/4/07] Remove the car symbol and the sight distance line. Revised per comment. Number: 144 Created: 10/4/2007 [10/4/07] All proposed grading needs to tie into existing. Revised per comment. Topic: Utility Plans - 4.2 Number: 145 Created: 10/4/2007 [10/4/07] See comment #138. Revised per comment. Number: 146 Created: 10/4/2007 [10/4/07] The minimum cover requirements from the top of the storm line to the subgrade aren't being met and a variance will be required. Is this the lowest the line can be placed? Yes, the pipe is at minimum slope and ties into an existing area inlet. n--- c Number: 191 Created: 10 / 5/ 2007 [10/5/07] Please remove the line of sight ... it is only required when the line of sight actually creates a sight distance easement and this case, it does not. Revised per comment. Topic: Site Number: 186 Created: 10/ 5/ 2007 [10/5/07] Please remove the portion of the ROW line shown through the intersections. See red -lines. This is the Site Boundary. We were asked to include it by Current Planning. Number: 189 Created: 10/5/2007 [10/5/07] Please see the comment under General (Number 136) regarding the sidewalk placement on the north side of Falcon Drive. See response for same. Topic: Soils Report Number: 170 Created: 10/ 5/ 2007 110/5/07] As a condition of approval, this development was to provide evidence of a soils report evaluating the presence of soil contaminants on the subject property. This information was not received within the submitted soils report or by separate document. A Limited Site Investigation by Terracon (dated 11/ 19/07) has been included with this submittal.. Number: 185 Created: 10 / 5/ 2007 [10/5/07] A conflict on page 1 of the soils report needs to be corrected. Under the first paragraph of Proposed Construction, the first sentence and the next to last sentence state the complete opposite. One is saying that this project is Single Family and the other says it's commercial with slab on grade foundations. Revised per comment. Topic: Utility Plans Number: 192 Created: 10/ 5/ 2007 [10/5/07] Please call me after you've had a chance to go through everybody's red -lines and comments so we can talk about some of the issues, the main one being the sidewalk and utility placement along the north side of Falcon. Done. Kevin Forbes and Mary Mateo of Stewart & Associates met with Susan Joy and Sheri Langenberger at the Site to discuss issues. "--- e The plans are currently showing the gas line between the sidewalk and the curb where the electric line needs to go. The gas line needs to be placed in a 9' utility easement behind the ROW, which requires an off -site easement and may require the trees be removed anyway. If that happens, then the walk can be detached. We'll need to look at that more. Also, a variance to the utilities is required in order to place them under the sidewalk. If the variance is granted and the gas line can be constructed without disturbing the trees, then we will approve the attached walk provided that: 1. The sidewalk width is increased 2' where attached. 2. The sidewalk on the entire north side of Falcon Drive is shifted south 2' to meet the separation requirement between the existing fence and the back of walk and the sidewalk is tapered more smoothly around the mailbox. 15' radii should do it. The reason we want the entire stretch moved is to eliminate all or as many of the shifting and/or kinks as we can. There will be three typical street sections on the utility plans for Falcon then, one for the N-S, one for the E-W detached and one for the E-W attached portion. 3. The utility services approve. Per Xcel Energy, there is no gas line along the north side of Falcon Drive as previously believed. In order to leave some existing trees, the sidewalk will shift south and become attached approximately 450' east of South Taft Hill Road. This transition now incorporates minimum 15' radii. Typical street sections have been updated. Alan Rutz was contacted and approves of the sidewalk design. He stated he would E-mail Susan Joy regarding same. Please see plans for specific design. Number: 139 Created: 10/4/2007 [10/4/07) Scanning requirements still need to be met, see Appendix E6. Revised per comment. Number: 184 Created: 10/ 5/ 2007 [10/5/071 See red -lines for other comments. Revised per red -lines. Topic: Landscape Plans Number: 190 Created: 10/ 5/ 2007 [10/5/07] Please seethe comment under General (Number 136) regarding the sidewalk placement on the north side of Falcon Drive. See response for same. n--- e Topic: Site Number: 171 Created: 10/ 5/ 2007 [10/5/07] On the Site Plan, please label the east - west street along the south side of the property as FALCON DRIVE. It is properly labeled on the Landscape Plan. Revised per comment. Number: 172 Created: 10/ 5/ 2007 [10/5/07] In the note at the upper left hand corner of the Site Plan, dealing with access to Lot 7, please add DRIVE after FALCON at the end of the note. Revised per comment. Topic: Stormwater Number: 177 Created: 10/ 5 / 2007 [10/5/07] Wes Lamarque of the Stormwater Utility indicated that the grading plan and lot grading need work. Revised per comments and red -lines. Topic: Utility Plans - General Number: 187 Created: 10 / 5/ 2007 [10/5/07] Susan Joy of the Engineering Department offered the following comments: a. The soils report as submitted does not contain information addressing potential contamination in the soil on -site. A Limited Site Investigation by Terracon (dated l l / 19/07) has been included with this submittal. b. The soils report references commercial uses in this development. It apparently is from a "boilerplate" report for some other development. Please make the necessary changes to this report. Revised per comment. c. There is some concern about the location and alignment of part of the new sidewalk along the north side of Falcon Drive, between this development and South Taft Hill Road. Revised per comment. Department: Engineering Issue Contact: Susan Joy Topic: General Number: 136 Created: 10/ 4/ 2007 [10/4/07] The sidewalk configuration has changed since the last submittal for a portion on the north side of Falcon Drive at South Taft Hill Road. The plans are now showing an attached walk that meanders around the mailbox. It appears that this is necessary in order to miss a stand of existing trees. There are a couple of options here and another conflict that needs to be discussed because it will effect the sidewalk placement as well. standard minimum street tree size is 2.0" caliper. Although not required by the City, it would be a significant and more considerate gesture if this developer would initially plant at least 2.0" caliper street trees along the Falcon Drive frontages. If the developer is willing, please make this change in the Plant List on the Landscape Plan. Noted. Number: 173 Created: 10/5/2007 [10/5/07] Has a streetlight plan been provided by City Light & Power so that the street tree placement can be verified to meet the separation requirements? The streetlight plan has been completed and proposed lights are shown on the Landscape Plan. Number: 188 Created: 10/5/2007 [10/5/07] The proposed Common Lilac and Peking Cotoneaster shrubs in the right-of-way (ROW) along the south side of Falcon Drive, opposite Broadwing Road, are a good gesture to appease "car headlight" concerns of the property owners on the south side of Falcon Drive. What guarantee is there that these plants will be established and maintained over time? The Landscape Plan does say that the Homeowner's Association is responsible for all landscaping in the public ROW and common open areas; however, unless the covenants for this development specify that the HOA is responsible for these plants they could be overlooked. Generally, most homeowners will not look at the recorded Landscape Plan. This landscaping is provided as a courtesy to the homeowner to the east who was concerned regarding headlight glare from the intersection. As noted on the Landscaping Plan, they are to be maintained by the homeowner. The homeowner has been contacted and agrees with this arrangement. Topic: Light & Power Number: 176 Created: 10/5/2007 [10/5/07] Alan Rutz of Light & Power offered the following comments: a. The proposed gas lines between sidewalk and curb cannot be in those locations. Off -site easements from Xcel energy will probably be needed. Per Xcel Energy, there is not a gas line along the north side of Falcon Drive near South Taft Hill Road. Gas for the project will be provided by the existing gas main located along the western ROW of Falcon Drive. b. A streetlight layout plan is needed so that the required streetlight/ street tree separations can be evaluated. Some adjustments may be necessary. The streetlight plan has been completed and proposed lights are shown on the Landscape Plan as well as the Master Utility Plan. STAFF PROJECT REVIEW City of Fort Collins Stewart & Associates, Inc. Date: 10/5/2007 Kevin Forbes, P.E. 103 South Meldrum Street Fort Collins, CO 80521 Staff has reviewed your submittal for TALON ESTATES - FINAL PLANS, and we offer the following comments: ISSUES: Department: Current Planning Topic: General Number: 174 [10/5/07] The hearing officer placed Project Development Plan (PDP) that Issue Contact: Steve Olt Created: 10/5/2007 a condition on the approval of the states: "The Applicant shall submit evidence of a soils report in conjunction with the Final Plan evaluating the presence of soil contaminants on the subject property." The soils report submitted with the Final Plan does not appear to address this condition of PDP approval. A revised soils report, clearly addressing the condition, must be submitted for review. The Final Plans cannot be approved and recorded until the condition of PDP approval is satisfied. A Limited Site Investigation by Terracon (dated 11 / 19/07) has been included with this submittal. Number: 175 Created: 10/5/2007 [10/5/07] Tim Varrone of the City's Geographical Information System (GIS) Department indicated that both of the new street names in this development (Longwing Drive 8v Broadwing Road) have been reserved with the Larimer County Inventory. Noted. Topic: Landscape Plans Number: 123 Created: 3 / 29 / 2007 [10/5/07] The Final Landscape Plan does specify 2.0" caliper trees. This should help appease the neighbors concerns. [3/29/07] The Landscape Plan specifies 1.25" caliper street trees, which are permitted by the table in Section 3.2.1(13)(4) Tree Species and Minimum Sizes of the Land Use Code, for street trees on a Residential Local Street. However, a neighbor has expressed a request for this development to provide as much landscaping as possible to help mitigate the visual impact of a number of new homes across Falcon Drive from the existing homes. The