HomeMy WebLinkAboutPAWS OF THE ROCKIES - PDP - 29-06 - CORRESPONDENCE - (4)a •
There could be a conflict between the proposed sewer/storm lines and the existing water
main on the south side of Harmony.
Have the easements through the First National Bank property been obtained? Will need
letter of intent prior to hearing.
Please add a 20 foot wide utility easement to the area on the north and east side of the
detention pond where the sanitary line goes through
Response: The off -site utilities have been revised to connect to the north. Off -site
easements are shown on the plans, and will be provided officially at final.
Topic: Light and Power
Number: 32 Created: 11 /17/2006
[11/9/06] Same comments as entered by Rob Irish on 4/7/06
Response: Acknowledged.
Department: Zoning Issue Contact: Gary Lopez
Topic: Zoning
Number: 2 Created: 11 /6/2006
[11/6/06] Indicate building dimensions and distance to nearest property lines.
Response: Dimensions have been added.
Page 7
Response: Acknowledged.
Number: 27 Created: 11 /16/2006
[11/16/06] As discussed at Staff Review - the cross access to the parcel west of this project
is not optimum, but is satisfactory. Please keep me abreast of any changes to the site plan
that may allow us to improve the alignment. Thanks..
Response: Acknowledged.
Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan
Topic: Stormwater
Number: 29 Created: 11 /16/2006
[11/16/06] Please provide construction details of how the storm line and the sanitary line
will be co -located with the existing irrigation line.
A drainage easement is needed through the First National Bank property.
Please detail on the plans what the proposed storm line will be tied to, it looks like it is
draining into the existing driveway, which might cause icing problems.
Please discuss how much street flows from Harmony are entering pond.
Please provide a drainage plan with appropriate basin designations sizes and limits.
Response: Acknowledged. The off -site utility plan has been significantly revised since the
last submittal.
Number: 30 Created: 11 /17/2006
[11/14/06] Proposed sanitary line seems extremely shallow, less than 2.5 feet of cover
provided, this will cause freezing problems.
Response: The new off -site utility design allows for adequate cover throughout the site.
Number: 31 Created: 11 /17/2006
[11/14/06] Please provide construction details of how the storm line and the sanitary line
will be co -located with the existing irrigation line.
Response: N/A
Topic: Wastewater
Number: 28 Created: 11 /16/2006
[11/16/06] [11/14/06] Proposed sanitary line seems extremely shallow, less than 2.5 feet of
cover provided, this will cause freezing problems. Need to discuss alternatives such as
increasing cover and adding insulation in order to make this alternative acceptable to the
City.
No details were provided for the construction of the sewer line through the existing irrigation
line. Please provide appropriate details.
Have you looked at trying to tie into the system to the north? If that route is pursued, you
could partner with potential development to the west and could gain some grad for the
sanitary sewer.
Page 6
Number: 20 Created: 11 /15/2006
[11/15/06] Tract A is only showing a drainage easement dedication. Both a utility easement
for the sewer and an access easement for the cross lot access to the east property are
needed on Tract A. Please clearly show and label these easements on the Utility Plans and
show them as being dedicated on the Plat. See redlines for clarification.
Response: The plat has been revised to show only one lot. Cross lot access is no longer an
issue.
Department: PFA Issue Contact: Carie Dann
Topic: Fire
Number: 3 Created: 11 /14/2006
[11/14/06] EMERGENCY ACCESS EASEMENT: Where are the Emergency Access
Easements? They must be included on the plat before I can address comment 11 from the
PDR and Troy's response. Also, related to Troy's response, he wrote that the EAE is within
150 feet of driveway length from Timberline ... instead, that should be Harmony Road.
Response: A blanket emergency access easement is provided.
Number: 4 Created: 11 /14/2006
[11/14/06] WEIGHT LIMIT: A note on the site plan states that the "conc channel" will be
removed and backfilled. Does this mean the CMP culvert will no longer exist? If the culvert
still will exist and is part of a drive aisle/access to other properties, if it cannot hold at least
40 tons, a weight -limit sign shall be erected providing maximum weight limit.
Response: The existing culvert is not within the bounds of the project. It is located on the
neighbor's property and is not being removed.
Number: 5 Created: 11/14/2006
[11/14/06] FDC: 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, and easily accessible for fire department operation. 2006 International Fire
Code 912.2.1 and PFA Bureau Policy
Response: Acknowledged.
Number: 6 Created: 11 /14/2006
[11/14/06] CORRECTION: Pertaining to PFA comment 13 from the PDR - I should have
stated that the fire hydrant on the property to the WEST is not usable, not to the EAST.
Response: Acknowledged.
Department: Traffic Operations Issue Contact: Eric Bracke
Topic: Traffic
Number: 1 Created: 11 /1 /2006
[11/1/06]The traffic study is acceptable. The access location on Harmony Road is in the
general vicinity recommended in the Harmony Road Access Control Plan. However, future
access to the property west of the site needs to be identified and provided for.
Response: See the Future Potential Access Easement on the revised plans.
Department: Transportation Planning Issue Contact: David Averill
Topic: Technical Services - Plat
Number: 26 Created: 11 /16/2006
[11/16/06] Please double check and label all sidewalk dimensions - particularly for those
walks that are adjacent to head -in parking (these should be a minimum of 6' wide).
Page 5
a
��
Topic: Technical Services -plat
Number: 23 Created: 11 /15/2006
[11/15/06] Please revise text to make it more legible. See redlines for clarification.
Response: Acknowledged.
Number: 24 Created: 11 /15/2006
[11/15/06] Please state ownership and maintenance of Tract A.
Response: Acknowledged.
Number: 25 Created: 11 /15/2006
[11/15/06] Please verify that the proposed meandering sidewalk will fall within the plated
blanket access & utility easement.
Response: Acknowledged.
Topic: Technical Services- Plat
Number: 22 Created: 11 /15/2006
(11/15/06] All curves need 5 parts, not shown.
Response: Acknowledged.
Topic: Utility Plan
Number: 16 Created: 11 /15/2006
[11/15/06] Cross lot access is still an issue to the property on the west as it relates to the
location of the existing building. I will defer to David Averill's comments regarding cross lot
access. Please show existing improvements - loading docks - on the westerly property and
clearly show how the proposed cross lot access will provide a realistic route of travel to the
front of that existing building.
Response: See the potential future access drive between our vehicular area and the
vehicular area on the adjacent properties.
Number: 17 Created: 11 /15/2006
[11/15/06] Per the Staff Review meeting, please clearly show the limits of the ROW on
Harmony with the dimension. Clearly label existing edge of pavement and proposed new
curb & gutter.
Response: Acknowledged.
Number: 18 Created: 11 /15/2006
[11/15/06] Please call out the proposed driveway access with the City standard and provide
LCUASS detail 706 on the detail sheet. Call out standard HC ramps and provide a detail.
Show the approximate limits of street cut needed to install the driveway and connect to the
12 inch water main directly in front of the driveway. Please add the standard street cut note
provided to the Utility Plan sheet.
Response: Harmony does not have curb and gutter in this area, so we have used detail 901.
Number: 19 Created: 11 /15/2006
[11/15/06] Off -site easement dedications will be needed for the proposed 8 inch sewer and
storm drainage flows. Please show and label the easement limits on the plan and submit
deeds of dedication + legal descriptions along with the review fee of $250 per easement
document. See redlines for clarification.
Response: These easements shown on the plans, and will be provided with the appropriate
fee for review at final.
Page 4
a a
Response: Elevations have been revised since last submittal and now meet city standards.
Materials/colors are indicated on sheets 4 and 5 of 8.
Number: 38 Created: 11 /17/2006
[11/17/06] The elevations are of 2 south elevations and 2 north elevations. Please correct
the labels (one should be west and one east).
Response: This has been corrected.
Topic: Site Plan
Number: 35 Created: 11 /17/2006
[11/17/06] Show ramps at ADA parking spaces and at the bulb out on the northeast corner
of the vet clinic building. Pave some part of all of that bulb out for convenience of able and
disabled bodies alike. The tree could go in a tree grate if needed.
Response: Additional sidewalk has been added in this area.
Number: 36 Created: 11 /17/2006
[11/17/06] At your preliminary design review, we talked about streamlining the sidewalks
along Harmony to avoid duplication. Did you look into that? Is it possible?
Response: See revised plan.
Topic: Lighting Plan
Number: 39 Created: 11 /17/2006
[11/17/06] Depending on which elevations are which on the plans (they are mislabeled) I
' have a concern about using the non -down directional fixture. It might work on a hipped roof
where there is soffit on all sides to shield the light. But since this is a pitched gable roof,
there will be light glare in two directions from the fixture, which in not acceptable either for
drivers on Harmony or for residents behind.
Response: See the revised lighting plan and building elevations.
Department: Engineering Issue Contact: Randy Maizland
Topic: Engineering
Number: 13 Created: 11 /15/2006
[11/15/06] Please add the Plat to the cover sheet index of drawings.
Response: Acknowledged.
Number: 14 Created: 11 /15/2006
[11/15/06] Update the cover sheet date with month and year.
Response: Acknowledged.
Number: 15 Created: 11/15/2006
[11/15/06] Please provide two City benchmark references on the cover sheet and on sheet
2 General Note 40.
Response: Acknowledged.
Topic: Grading Plan
Number: 21 Created: 11 /15/2006
[11/15/06] Please note on the Grading Plan that any retaining walls over 3 feet in height will
require a separate permit from the Building Department.
Response: Acknowledged. Any walls over 3 feet will require separate permits from the
Building Department.
Page 3
w a
Number: 12 Created: 11 /14/2006
[11/14/06] Fort Collins -Loveland Water District and South Fort Collins Sanitation District
have reviewed the project and comment as follows:
"The existing water line located along Harmony Road is a 10-inch, AC water line. The
connection to the existing water line needs to be identified as a tapping valve and tapping
saddle.
The following notes are to be added:
+AII water line construction shall conform to the Fort Collins -Loveland Water District
standards and specifications current to the date of construction.
+The minimum and maximum depth of cover over the water line is 5 feet and 6 feet
respectively, unless otherwise noted.
+A note indicating that the District requires a Back -Flow -Prevention Device with flow
detection on the riser of the fire line needs to be added.
The District will require easements on the District's standard easement form for all facilities
that are not located within the public right-of-way. The District requires a minimum 20 foot
wide easement for water lines."
Response: Acknowledged. All the easements provided are at least 20 feet wide, with the
exception of the easement along the west side of the site. This easement, when combined
with the utility easement on the adjacent property, is more than 20', so we hope this will be
adequate. Providing a 20' easement solely on our property would have significant impacts
to the site plan.
Number: 33 Created: 11 /17/2006
[11/17/06] The Post Office comments as follows:
"Developer must provide enough mail receptacles for all potential occupants at an approved
location."
Response: Mailboxes have been added to the site plan.
Number: 34 Created: 11 /17/2006
[11/17/06]Tim Buchanan comments as follows:
"Add this landscape note:
-The soil in all landscape areas shall be thoroughly loosened to a depth of not less than
eight (8) inches and soil amendment shall be thoroughly incorporated into the soil of all
landscape areas to a depth of at leas six (6) inches by tilling , discing or other suitable
method, at a rate of at least three (3) cubic yards of soil amendment per one thousand
(1,000) square fee of landscape area.
Additional trees should be added in the area between the walk and edge of pavement to the
° east end of the project. "
Response: Requested note has been added as well as additional trees where indicated.
However, there is limited room for landscaping in this area of the site due to existing
underground utilities.
Topic: Architecture Plan
4 Number:37 Created:11/17/2006
[11/17/06] Please show bases on elevations to meet the base and top standards. Please
indicate colors or provide a sample board.
Page 2
a •
Comment Responses
PAWS OF THE ROCKIES PDP - TYPE I
Department: Current Planning Issue Contact: Anne Aspen
Topic: General
Number: 8 Created: 11/14/2006
[11/14/06] The following departments or agencies have indicated that they have no
concerns with the project as proposed: Comcast, Park Planning, and Water Conservation.
Response: Acknowledged.
Number: 9 Created: 11 /14/2006
[11/14/06] The Ditch Company comments as follows:
"Our bylaws require the prepayment of a review fee of $500."
Response: Acknowledged.
Number: 10 Created: 11 /14/2006
[11/14/06] Natural Resources comments as follows:
"The applicant has consulted with a local wildlife professional (Mike Phalen, Cedar Creek
Associates) who is very familiar with wildlife impacts caused by development. The applicant
presents valid reasons for allowing the reduction in the buffer along the ditch, with proposed
mitigation for the impacts.
The proposed berming and plantings are good mitigation measures, but they need to alter
their plant list slightly. Barberries and staghorn sumac are not native to Fort Collins and
these species can become quite invasive. Native substitutes can be found in Fort Collins
Native Plants: Plant Characteristics and Wildlife Value of Commercial Species, which is
available on the City Website (http://www.fcgov.com/naturalareas/pdf/nativepi.pdf).
It is very unfortunate that two large cottonwoods on the site will need to be removed -they
are extremely valuable wildlife trees, but the applicant has consulted with a professional
arborist and the City Forester has approved removal.
I do find it interesting that they are proposing an animal hospital, but have very little outdoor
space provided to walk dogs and to allow the dogs to relieve themselves before, after, and
during their visit to the hospital. This will certainly be needed."
Response: The plant species mentioned have been removed and replaced with suggested
native species. The Animal Hospital (Building 1) has been moved slightly on the site which
has resulted in a larger turf/open area near the entrance.
Number: 11 Created: 11 /14/2006
[11/14/06] Xcel Energy comments as follows:
" Will need to make sure that Xcel maintain access to reg station. If possible we would like
to see building envelope for Lot 3 moved 5 feet away from PSCO easement and reg station
for safety reasons.
Response: We met with Xcel at the site and discussed this with them. They do not require
any additional setback beyond what is provided by their easement.
Page 1