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HomeMy WebLinkAboutLIBERTY FARMS - PDP - 31-06A - CORRESPONDENCE - (12)nO'� PROJECT Planning and Zoning COMMENT SHEET PO Box 580 Fort Collins. CO 80522-0580 Fns: 970-416-2020 DATE: August 08, 2007 TO: Larimer & Weld Ditch Co. PROJECT PLANNER: Steve Olt #31-06A LIBERTY FARMS PDP — TYPE II Please return all comments to the project planner no later than the staff review meeting: AUGUST 29, 2007 Note - Please identify Your redlines for future reference ❑ No Problems ZProblems or Concerns (see below, attached, or DMS) Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape i„ PROJECT Cityof Port Collins COMMENT SHEET Planning and Zoning PO Box 590 Fort Collins. CO 80522-0580 Fax: 970-416-2020 DATE: August 08, 2007 TO: GIS PROJECT PLANNER: Steve Olt #31-06A LIBERTY FARMS PDP — TYPE II Please return all comments to the project planner no later than the staff review meeting: AUGUST 29, 2007 Note - Please identify your redlines for future reference Problems Problems or Concerns (see below, attached, or DMS) AND 6M S'm-t-,(s APB s��v a AI_c�IaoY, -tom May 8-. `W& UsZD RECEIVED AUG 2 8 2007 i�'l �2P11Al� Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS lat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape Cityofrtyof P PROJECT COMMENT SHEET Planning and Zoning PO Box 580 Fort Collins. CO 80522-0580 ras: 970-41 G-2020 DATE: August 08, 2007 TO: Technical Services PROJECT PLANNER: Steve Olt #31-06A LIBERTY FARMS PDP — TYPE II Please return all comments to the project planner no later than the staff review meeting- ? W,c% /S 777/g, 146CE<J. ESrnT <BSOlp08v0} �ecD.c,47�'pG Je AUGUST 29, 2007 Note - Please identify your redlines for future reference ❑ No Problems [rProblems or Concerns (see below, attached, or DMS) 2. 5 /40 S7-/2 AIX me S 76 / MA,0, /pay Aar IAA 774a R.d. al . 5, lc/N.4r ARE TAFc Two &o e '�c` ,gIZFg s /�e.9a rHF Nw cd�z vFiz ? Name (please print) CHECK HERE IF YOU WISH TO RECEIVE COPIES OF REVISIONS P'--Plat _Site _Drainage Report _Other _Utility _Redline Utility _Landscape site. The site needs to reserve a minimum of 15 foot easement for a future drainage channel along the east property line. Topic: Off -site storm Number: 51 Created: 8/28/2007 [8/28/07] Please provide detailed design at final showing location and capacity of outfall swale. Department: Stormwater-Water-Wastewaterlssue Contact: Roger Buffington Topic: Water/Wastewater Number: 67 Created: 8/31 /2007 [8/31/07] Label size and owner of each water main in Timberline. Number: 68 Created: 8/31 /2007 [8/31107] Provide 10 feet of separation between City 24" water main and proposed 12" water main in Timberline. Number: 69 Created: 8/31 /2007 [8/31/07] Show all utility crossings in profile of 12" water main. Department: Zoning Issue Contact: Gary Lopez Topic: Zoning Number: 6 Created: 8/23/2007 [8/23107] No comments Be sure and return all of your redlined 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 (970) 221-6750. Sincerely, Shelby Sommer Associate City Planner Page 11 [8/29/07] FIRE LANE TO TIMBERLINE: Does this Emergency Access Eaesment extend all the way to Timberline Road? Also, does the EAE meet our turning radius requirement? Number: 58 Created: 8/29/2007 [8/29/07] EAST FIRE LANE: What is the purpose of the east fire lane? Number: 59 Created: 8/29/2007 [8/29/07] ADDRESSING: Building 2 should be addressed off Cherryhurst Road. Number: 60 Created: 8/29/2007 [8/29/07] FIRE DEPARTMENT CONNECTION: Fire department connections shall be installed remote from the buildings, and located on the street or fire lane side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access or as otherwise approved by the fire code official. If possible, a fire hydrant shall be located within 100 feet of the FDC. 2006 International Fire Code 912.2.1 and PFA Bureau Policy Number: 61 Created: 8/29/2007 [8/29/07] FIRE HYDRANT RELOCATION: Please move the fire hydrant shown at Timberline on the north side of Cherryhurst, directly south so it's.on the south side of Cherryhurst. Number: 62 Created: 8/29/2007 [8/29/07] ROUNDABOUT VEGETATION/LANDSCAPING: Please use landscaping that will not exceed 42 inches in height (with the exception of canopy trees). Number: 70 Created: 8/31 /2007 [8131/07] STREET NAME: The proposed Dickerson cannot be allowed because it's too close to the existing Didrickson. Department: Stormwater-Water-Wastewaterlssue Contact: Basil Hamdan Topic: Ditch crossing Number: 53 Created: 8/28/2007 [8/28/071 Ditch crossing agreements need to be obtained from the ditch company at final. Topic: Grading Plan Number: 50 Created: 8/28/2007 [8/28/07] Grading Plan is preliminary in nature; more details are needed at final. Topic: Master Planned Improvements Number: 52 Created: 8/28/2007 [8/28/07] The site needs to accommodate a 247 cfs flow from the Cooper Slough basin into the Dry Creek basin. At this point all we are looking for is to reserve the right of way to pass this flow. The historic spill from the ditch does not affect this Page 10 [8/15/07] The source of power to this site will be the existing electric vault on the west side of Timberline, south of this site. The developer may be required to provide off -site easements and/or permits as necessary to bring power to this site. Topic: Landscape Plan Number: 1 Created: 8/15/2007 [8/15/07] A landscape plan showing locations of planned street lights has been sent to Vignette Studios showing planned streetlights. These lights will need to be shown on the landscape plan, and street tree locations adjusted to provide a minimum of 40 feet of clearance between the lights and the trees (15 feet if the tree is an ornamental type). Department: PFA Issue Contact: Carle Dann Topic: Fire Number: 54 Created: 8/29/2007 [8/29/07] WATER SUPPLY: Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include: Commercial, 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter; residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter; residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 97UFC 901.2.2.2 Number: 55 Created: 8/29/2007 [8/29/07] CUL-DE-SAC: The cul-de-sacs are required to have a turnaround with a minimum diameter of 100 feet. Number: 56 Created: 8/29/2007 [8/29/07] CUL-DE-SAC: A dead-end street cannot exceed six -hundred -sixty (660) feet in length. The turn -around at the end of the street must have an outside turning radius of fifty (50) feet or more, and an inside turning radius of twenty-five (25) feet. Short fire lanes are permitted to facilitate a second point of access when the street is longer than 660 feet. Separation of the access points at the minimum must meet the Rule of Remoteness (one-half the length of the diagonal of the property).. All structures beyond the 660-foot limit shall be fire sprinklered if a second point of access cannot be provided. FCLUC 3.6.2(B)(C);3.6.6(I); 97UFC 902.2.2.3 Number: 57 Created: 8/29/2007 Page 9 [8/28/07] See redlines for additional minor comments. Return redlines with your next submittal. All changes to the Utility drawings must also be reflected on the Site and Landscape plans. Number: 71 Created: 8/31 /2007 [8/31/07] As discussed at the staff review meeting, some street stubs may be shortened and money escrowed for future construction to avoid building turn- arounds. Detailed engineered cost estimates will be required for review of those portions of streets not constructed. Full design is still required and off -site preliminary design as well. Number: 72 Created: 8/31 /2007 [8/31/07] Please consult with JR in Technical services regarding street naming conflicts. Topic: Technical services Number: 73 Created: 8/31 /2007 [8/31/07] Show property ownership to the north - Weld, Larimer Canal ? Number: 74 Created: 8/31 /2007 [8/31/07] Conflict with Dickerson Rd. - please discuss with JR Wilson. Number: 75 Created: 8/31 /2007 [8/31/07] Add street names to the vicinity map. Number: 76 Created: 8/31 /2007 [8/31/07] What are the two Book & Page areas near the NW comer? In the ROW. Number: 77 Created: 8/31 /2007 [8/31/07] Who is the access easement dedicated to (85060800) ? Can it be vacated by this Plat? Please verify. Number: 78 Created: 8/31 /2007 [8/31/07] See redlines for additional minor comments. Department: Light & Power Issue Contact: Doug Martine Topic: Electric Utility Number: 2 Created: 8/15/2007 [8/15/07] The developer will need to coordinate the power needs for each building and a location for the electrical transformers with Light & Power Engineering. Note that transformers must have a minimum of 3 feet of clearance on 3 sides to any wall, structure or fence, and 8 feet of clearance in front. Also, transformers must be located within 10 feet of an all-weather surface accessible to electric utility line trucks. Number: 3 Created: 8/15/2007 Page 8 [8/27/07] Sheets 15 & 16 were not included in the plan set for the Timberline design. Need to provide any interim and ultimate design information with cross sections every 50 feet and a preliminary off -site design for 1000 feet in both directions. Number: 37 Created: 8/27/2007 [8/27/07] Please provide an intersection detail for the intersection of Cherryhurst and Timberline. Show all dimensions and elevations per LCUASS 7-27. Number: 38 Created: 8/28/2007 [8/28/07] Call out all standard driveways, sidewalks, pedestrian ramps and curb & gutter on the street design plans (Typ.) Number: 39 Created: 8/28/2007 [8/28/07] LCUASS standards do not allow single point grade breaks to exceed 0.4% algebraic grade difference. Please provide vertical curves or additional grade breaks at these locations. See redlines - street design profiles for clarification. Add slope and elevation information where needed per the redlines. All proposed street grades must tie back into existing grades. Please show locations of proposed inlets at low points on the profile. Number: 40 Created: 8/28/2007 [8/28/07] Arterial cross sections - please provide the following information on at least one cross section (labeled typ.): Dimensions, ROW limits, pavement cross slopes, max side slopes 4:1 max. All proposed grades must be shown tying back into existing grades in the cross sections. Any grading outside the ROW limits may require an easement for road construction (i.e. slope easement). Number: 41 Created: 8/28/2007 [8/28/07] Please provide a standard City signature approval block in the lower right hand corner of all sheets. Number: 42 Created: 8/28/2007 [8/28/07] How will the future canal crossing be constructed ? The prelim. Off -site design just shows the road going over the canal at grade. Number: 43 Created: 8/28/2007 [8/28/07] Provide intersection details on sheet 23 for T-intersection with Timberline and mini roundabout per LCUASS 7-27,8-13,8-14 and 8-15. Number: 44 Created: 8/28/2007 [8/28/07] Complete construction details will be required at the final compliance stage. Number: 45 Created: 8/28/2007 Page 7 [8/27/07] Plat - Dickerson at the canal crossing is mislabeled as 57 feet of ROW. Should be changed to 84 feet. Dickerson will be an arterial and the street name must be selected from an approved list of street names. Please contact JR Wilson in Technical Services for approved street names. Number: 28 Created: 8/27/2007 [8/27107] Plat - Please hatch fill the new ROW dedication area. The seperation distance from the centerline of Timberline to the centerline of the private drive access on Cherryhurst must be no less than 460 feet. The Plat shows a seperation of only 400 feet. Please revise or submit a variance request with justification. Will the private drives be named ? Please consult with PFA for naming and addressing on private drives. Number: 29 Created: 8/27/2007 [8/27/07] Please fix line over text and labeling throughout the plan set to comply with the LCUASS Appendix E scannability requirements. See redlines for clarification. Number: 30 Created: 8/27/2007 [8/27/07] Please show all proposed limits of street cuts needed for utility work and add the standard street cut note provided where applicable. See redlines for clarification. Number: 31 Created: 8/27/2007 [8/27/07] Grading.- Please provide adequate spot elevations on the grading plans to check drainage with arrows showing surface drainage patterns. Number: 32 Created: 8/27/2007 [8/27/07] Grading - Some drainage is being directed to low spots where water will pond. Please see redlines for clarification. Number: 33 Created: 8/27/2007 [8/27/07] Grading - Label topo lines with elevations and call out all inflow/outflow gutters and curb openings. Details must be provided at the final compliance stage. Number: 34 Created: 8/27/2007 [8/27/07] Offsite Sewer - Show, label and dimension the off -site easement for the proposed sewer on Timberline. Clearly show the R.O.W. limits on the plan view. A letter of intent or signed deed of dedication must be received for the easement prior to scheduling a public hearing. Number: 35 Created: 8/27/2007 [8/27/07] No profile information was provided for the sewer, storm drains and water mains proposed. Will be reviewed with the next submittal. Number: 36 Created: 8/27/2007 Page 6 Department: Current Planning Issue Contact: Dana Leavitt Topic: Site Plan Number: 63 Created: 8/29/2007 [8/29/07] Natural Area buffer for the canal is not being met. During a site visit in June, it was agreed that an average 50' buffer would be appropriate. With the inclusion of two emergency access drives located within the buffer, this approach will need to be re-evaluated. Department: Current Planning Issue Contact: Shelby Sommer Topic: Technical services Number: 79 Created: 9/4/2007 [9/4/07] Although the street names were selected from the approved street name list for Arterial/Collector streets, Dickerson is too similar to other street names in use. Please select another name from the approved street name list and then we will cross-reference it with the existing names to make sure there isn't another conflict. Thanks. Department: Engineering Issue Contact: Randy Maizland Topic: Engineering Number: 22 Created: 8/27/2007 [8/27/07] The Utility Plan set is incomplete. Review comments are only as complete as the information provided. No street design plans were included for Timberline Road. Several plan and profile sheets do not have a profile design provided. Number: 23 Created: 8/27/2007 [8/27/07] Please provide review comments from Boxelder Sanitation and Elco Water District with your next submittal. Number: 24 Created: 8/27/2007 [8/27/07] Plat Cover Sheet - Please provide a different vicinity map that shows one - line named streets and project location without shading and topography. The vicinity map will not scan well and does not comply with LCUASS Appendix E. Number: 25 Created: 8/27/2007 [8/27/07] The proposed street layout does not comply with section 3.6.3.f for street stub connections at no more than 660 feet measured along the project boundary to developable parcels. Please provide a street stub connection every 660 feet or request for modification based on justification. Number: 26 Created: 8/27/2007 [8/27/07] The proposed street stub connections do not comply with City Land Use Code Section 3.6.6.D.4.f.2 for dead ends. No dead end may exceed 660 feet without standard cul-de-sac turn arounds provided. Please also see comments from PFA for access and dead end lengths. Number: 27 Created: 8/27/2007 Page 5 the right direction, it appears that patios have been proposed on each building that does not meet the requirement as a means to avoid the standard. In order for this alternative to be considered you'll need to provide information as to how these patios add pedestrian interest, comfort and visual continuity along the sidewalk. At this stage I don't see how these patios are an acceptable alternative to the build -to standard. Number: 12 Created: 8/27/2007 [8/27/07] The majority of the proposed buildings have footprints greater than 10,000 square feet. Per Division 4.5(E)(2)(1) for any building with a footprint in excess of 10,000 sq. ft., walls that are greater than 75 feet in length shall incorporate recesses or projections created by wall plane returns of at least 30 feet; any such building shall be differentiated into multiple sections of mass in order to achieve proportions that are compatible in scale with adjacent residential neighborhoods. Please revise plans so that walls over 75 feet in length are recessed/projected as specified in this section. The building elevations appear to do this, but it is not clear on the site plan if you are actually satisfying this standard. Number: 48 Created: 8/28/2007 (8/28/07] Please clearly define the small neighborhood park area on the site plan. The location of the park should be a highly visible area formed by the street layout and pattern of lots and easily observed from streets. As proposed, the park does not accomplish this standard as it is not visible from any street, with the exception of Timberline. Please see Division 4.5(D)(6) for Small Neighborhood Park standards. Topic: Building Elevations Number: 13 Created: 8/27/2007 [8/27/07] The base treatments on the buildings need to be a little more recognizable and defined. For "L" and Building Type 1 it appears to be cultured stone, but for the "Rectangular' and ' V' shaped building, there is no defined base treatment - the cultured stone actually extends all the way up to the second floor in some areas. Also, please label the maximum building height on the elevations. Number: 14 Created: 8/27/2007 [8/27/07] Is there any fencing proposed? What about trash enclosures? Please identify on site plan and provide elevations. Number: 46 Created: 8/28/2007 [8/28/07] Per Section 3.5.3 Variation in Massing of buildings is required. Horizontal masses shall not exceed a height:width ratio of 1:3 without substantial variation in massing that includes a change in height and a projecting or recessed elements. The Rectangular and V Shaped Building types are especially problematic and need more variation in the large horizontal massing, but all of the elevations could use some work. Page 4 Number: 21 Created: 8/27/2007 [8/27/071 Please clearly identify the locations, species, size and condition of all significant existing trees, each with your intent to remove, transplant or protect. Add tree protection specification notes to the landscape plan so that existing trees will be protected appropriately. Department: Current Planning Issue Contact: Dana Leavitt Topic: Landscape Plan Number: 64 Created: 8/29/2007 [8/29/07] Provide a plant list. Native plant species will be required within the natural area buffer. Department: Current Planning Issue Contact: Shelby Sommer Topic: Lighting Plan Number: 15 Created: 8/27/2007 [8/27/07] FYI -"Tracts" is misspelled on the lighting plan statistics table. Otherwise, lighting plan looks fine. Department: Current Planning Issue Contact: Dana Leavitt Topic: Plat Number: 65 Created: 8/29/2007 [8/29/07] A note will be required on the plat explaining the allowable uses within the natural area buffer zone. Department: Current Planning Issue Contact: Shelby Sommer Topic: Site Plan Number: 8 Created: 8/27/2007 [8/27/07] Please clearly identify which buildings/units will be used for Independent Living facilities. Per the definition of Independent Living in the Land Use Code, such facilities must occupy no more than 25 percent of the total GROSS AREA of a long- term care development. Please include calculations confirming the total gross area of the independent living facility with respect to the total gross site area of the whole development. Number: 9 Created: 8/27/2007 [8/27/07] Please include lot sizes on the site plan in addition to the floor area estimates. Number: 10 Created: 8/27/2007 [8/27/07] Please show adjacent property uses on the site plan. Number: 11 Created: 8/27/2007 [8/27/071 As stated in the Conceptual Review letter, this proposal does not satisfy the "build -to" line requirements in Section 3.5.3(B)(2). The response says that patios have been provided as a means to meet this standard. While this is a step in Page 3 2. There should be some type of fencing along the northerly boundary of the subdivision to keep out or discourage people from the subdivision from accessing the ditch maintenance road and the irrigation ditch. The ditch at that point is quite wide and carries a large amount of water. If a person or animal were to find themselves in the ditch when we are running a full ditch it is likely they may not survive. A fence also keeps the ditch bank and the ditch shelf from being a depository for unwanted personal items or yard refuse. By way of caution, the developer should be aware of the fact that there is probably some degree of "seep" from this ditch when it is running. There are many areas along the ditch where there is significant seep, which may have an effect on how foundations, barrier walls, and other construction details are approached and handles. It will be recommended by me that the developer confer with our ditch superintendent, Mr. Bill Johnson, at 222-0090 to determine what seep history there may be in that area. Number: 47 Created: 8/28/2007 [8/28/07] The following departments/agencies have no concerns with this proposal: Water Conservation, Park Planning, GIS, Real Estate Services, Comcast Department: Current Planning Issue Contact: Dana Leavitt Topic: Grading Plan Number: 66 Created: 8/29/2007 [8/29/07] Add Tree Protection notes to the plan. Department: Current Planning Issue Contact: Shelby Sommer Topic: Landscape Plan Number: 16 Created: 8/27/2007 [8/27/07] Please include size and species of each landscape item. Number: 17 Created: 8/27/2007 [8/27/07] Please show proposed landscape treatment for all areas not covered by buildings, parking, etc. including the park area (turf?), setback areas.... Number: 18 Created: 8/27/2007 [8/27/07] Foundation plantings are required along high visibility/use areas of buildings. Number: 19 Created: 8/27/2007 [8/27/07] The parking lot west of Tract C does not appear to feature any interior landscaping - 6% interior landscaping is required. Number: 20 Created: 8/27/2007 [8/27/07] Parking bays shall extend no more than 15 parking spaces without an intervening landscape island. Please see redlines for problem area(s). Page 2 STAFF PROJECT REVIEW City of Fort Collins DON TILLER Date: 09/04/2007 VIGNETTE STUDIOS 144 N MASON ST STE 2 FT COLLINS, CO 80524 Staff has reviewed your submittal for LIBERTY FARMS PDP - TYPE II, and we offer the following comments: ISSUES: Department: Advance Planning Topic: Site Plan Number: 49 [8/28/07] No comments. Issue Contact: Pete Wray Created: 8/28/2007 Department: Current Planning Issue Contact: Shelby Sommer Topic: General Number: 4 Created: 8/23/2007 [8/23/07] Please see the attached Building Codes and Standards that will apply to this proposal. Please schedule the required pre -submittal meeting as noted. Number: 5 Created: 8/23/2007 [8/23/07] Bonnie Ham (Growth Coordinator - US Postal Service): Developer must provide mailboxes for residents receiving mail directly. The location, number and type of mailboxes is negotiable. Please contact Bonnie at 301 E. Boardwalk, Fort Collins, CO 80525 or bonnie.j.ham@usps.gov for more information. Number: 7 Created: 8/27/2007 [8/27/07] Mayo Sommermeyer (Representing Larimer and Weld Canal): I am general counsel for the Laimer and Weld Irrigation Company. I have reviewed the submissions of August 8, 2007 with the accompanying project comments sheet. Our major supply ditch, the Laimer and Weld Canal, runs on the northern boundary of this subdivision. We have two major concerns: 1. There must be maintained a maintenance and operation road on the south side of the ditch (the low side) that is at least 25 feet wide from the edge of the ditch perpendicularly measured out. In scaling off the drawings it appears to me that along a portion of the northeasterly corner of this subdivision, primarily along Tract C and a portion of Lot 4 that the access road has not been provided at a width of 25 feet. Page 1