HomeMy WebLinkAboutWILLOW BROOK, FILING THREE - PDP - 32-10 - CORRESPONDENCE - (5)with capstone, at regular intervals in order to match the Kechter Road fence. Matching the
existing fence will bring a measure of cohesiveness to the overall neighborhood.
-The intent is to match the existing fence. Details have been added.
Be sure to add the notes to the Site Plan and Plat that were discussed at the staff review
meeting. Also, be sure to replace "Cambridge' with "Lady Moon."
—Notes pertaining to front door layout and double frontages have been added as requested
"Cambridge" has been changed to "Lady Moon" on the plat.
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:
Ted Shepard
Chief Planner
Page 8
Number: 5 Created: 12/6/2010
[12/6/10] Please correct the Basis of Bearings statement. It should read clockwise.
—Revised as requested.
Number: 6 Created: 12/6/2010
[12/6110] Please remove "PDP Plat" from the title of the Subdivision Plat.
—Revised as requested. Title reads "Plat of...'
Topic: Utility Plan
Number: 12 Created: 12/6/2010
[12/6/10] Please correct the index on sheet 1 of the Utility Plans.
—Index corrected.
Number: 13 Created: 12/6/2010
[12/6/10] Please contact Technical Services - 221-6588 or Surveying - 221-6605, about the
benchmarks on sheet 1 & 2 of the Utility Plans.
—Benchmarks have been updated. Elevations used for the project were based on the City of
Fort Collins datum.
Number: 14 Created: 12/6/2010
[12/6/10] There are line -over -text issues on sheet 7 of the Utility Plans.
—Line-overs have been corrected
Number: 15 Created: 12/6/2010
[12/6/10] Please add north arrows to sheet 11 of the Utility Plans. See redlines.
—Arrow added and direction corrected.
Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque
Topic: Stormwater
Number: 21 Created: 12/7/2010
[12/7/10] Stormwater is ready for a hearing.
—Acknowledged.
Number: 23 Created: 12/7/2010
[12/7/10] At final, a detailed lot grading plan is required.
—Acknowledged.
Number: 25 Created: 12/7/2010
[12/7/10] On plat, please label storm sewer easement as drainage easement.
—Revised as requested.
Number: 27 Created: 12/7/2010
[12/7/10] The storm sewer in Endeavour Lane needs to be in the street. All the utilities
should be able to fit. A utility coordination meeting may be needed.
- as have been re -aligned to fit in pavement.
Comments from Current Planning:
The perimeter fence along Lady Moon appears to match the existing perimeter fence along
Kechter Road, with one exception. Please add the stone (or stone -like product) columns,
Pa"e 7
Department: Traffic Operations Issue Contact: Ward Stanford
Topic: Landscape Plan
Number: 43 Created: 12/812010
[12/8/10] The Landscape Plan does not indicate the tree specie being used on the public
roadways. Please label the tree symbols on the plan.
-Tree species will be labeled with final plans.
Topic: TIS
Number: 42 Created: 12/8/2010
[12/8/10] Speeds stated for Harmony and for Kechter are 5 mph off. The evaluation was
done with slower speeds which in most cases would be a more conservative analysis.
Please revise. A memo form of revision is acceptable.
—Acknowledged.
Department: Technical Services Issue Contact: Jeff County
Topic: Landscape Plan
Number: 10 Created: 12/6/2010
[12/6/10] There are many line -over -text issues on Landscape Plan sheet 2.
-Line-over-text problems have been corrected.
Number: 11 Created: 12/6/2010
[12/6/10] Why are the sewer & water shown on Landscape Plan sheet 2?
-Sewer and water are shown on this plan to verify that there are no conflicts between
landscaping and utility lines as is typical.
Topic: Site Plan
Number: 7 Created: 12/6/2010
[12/6/10] There are many line -over -text issues on the Site Plan.
-Line-over-text problems have been corrected.
Number: 8
Created: 12/6/2010
[12/6/10] Please add a legal description to the Site Plan.
-Legal description has been added.
Number: 9 Created: 12/6/2010
[1216/10] Why are the sewer & water shown on the Site Plan?
-Sewer and water have been removed from this plan per the direction of the planner.
Topic: Subdivision Plat
Number: 2 Created: 12/6/2010
[12/6/10] The Subdivision Plat boundary & legal close.
—Acknowledged.
Number: 3 Created: 12/6/2010
11216/10) There are many line -over -text issues on the Subdivision Plat.
—Revised as requested.
Number: 4 Created: 12/6/2010
[12/6/10] Please change the title text on the Subdivision Plat sheet 1 to solid.
—Revised as requested.
Page 6
PLEASE NOTE: Fire hydrant location is acceptable.
2006 International Fire Code 508.1 and Appendix B
—Acknowledged.
Number: 33 Created: 12/7/2010
STREET NAMES
Street names shall be reviewed and verified by LETA prior to being put in service.
PLEASE NOTE: While proposed street name of Voyager is acceptable, the proposed street
name of Endeavour is may not be permitted. The submitted plans spelled it two ways
(Endeavour and Endeavor) - thus, it fails to meet the Larimer County Rules of the Streets
requirement that the commonly accepted spelling be used. Please consider submitting an
alternative suggestion. Additionally, you must also receive LETA approval for suggested
names. P.F.A. will continue to discuss using this name with the various entities involved in
street naming for additional feedback.
2006 International Fire Code 502.2
2006 International Fire Code 505.2
—Acknowledged.
Number: 34
ADDRESS NUMERALS
Created: 12/7/2010
Address numerals shall be visible from the street fronting the property, and posted with
minimum six-inch high numerals on a contrasting background. (Bronze numerals on brown
brick are not acceptable). If the numerals are mounted on a side of the building other than
the side off of which it is addressed, the street name is required to be posted along with the
numerals.
PLEASE NOTE: If any front doors front to Tract A, PFA will require address numerals on
both the front and back (street) sides of the residences.
2006 International Fire Code 505.1
—Acknowledged.
Number: 35 Created: 12/7/2010
PHASING
If phasing produces any dead-end streets longer than 150 feet, PFA will require the
construction of a temporary turnaround at least 100 feet in diameter. PFA will also review for
any other access or water supply issues.
—Acknowledged. Will address with final design where phasing plans will be included as
needed.
Page 5
Department: Forestry Issue Contact: Tim Buchanan
Topic: Landscape Plan
Number: 37 Created: 12/8/2010
[12/8/10] Street trees need to be from the City Street Tree List and labeled as to type on the
final landscape plan. Cimarron Ash is listed in the plant list, but ash is no longer on the
street tree list.
-Cimarron Ash has been removed from the plant lis:
The note about transplanting trees along Cinquefoil should state that only trees that conflict
with driveways will be transplanted. The current note sounds like they will all be
transplanted.
-Note has been modified to show removal of street trees only where in conflict with utility
installation or driveway cuts. It appears however that all but maybe two will be affected by
this construction.
Planting note 16 should indicate that 10 feet separation from main lines and 6 feet from
service lines.
-Note has been modified to show that trees require 10 feet separation from main lines and
trees require 6 feet of separation from service lines.
Department: Light & Power Issue Contact: Bruce Vogel
Topic: Utility Plan
Number: 38 Created: 12/8/2010
[12/8/10] Electric power for the project is located in Galileo Drive and Cinquefoil Lane and
will not be a problem to bring into the site.
—Acknowledged. Thank you
Number: 39 Created: 12/8/2010
[12/8/10] The streetlight in the middle of lot #5 will be relocated to a nearby property line at
time of construction.
—Acknowledged. Thank you. Shown relocated on utility and demo plans.
Number: 40 Created: 12/8/2010
[12/8/10] Normal electric development charges will apply to the site.
—Acknowledged.
Department: PFA Issue Contact: Carie Dann
Topic: Fire
Number: 31 Created: 12/7/2010
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 and multi -family dwellings 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.
Page 4
blanket utility easement over Tracts C and E since it is reserved for landscaping. This is
deliberately to maintain HOA control over those areas since we do not wish to have utilities
installed randomly within the landscaping tracts. Existing easements that are being vacated
by this plat are no longer being shown for the re -submittal.. which should help the readability
of the platted tracts.
Number: 36 Created: 12/7/2010
[12/7/10] On the plat, please call out the existing stardust lane as being vacated by
ordnance #
—Note modified as requested.
Number: 41 Created: 12/8/2010
[12/8/10] City signature blocks are needed on all sheets within the utility plan. On sheets 9
and 10 they are missing.
—Acknowledged. Blocks have been added however, blocks were intentionally left off since
the sheets are for reference of final design only. These were requested by the district so
they can further evaluate the design before final.
Number: 44 Created: 12/9/2010
[12/9/10] The north arrow on page 11 is incorrect
—Corrected.
Number: 45 Created: 12/9/2010
[12/9/10] Centerline and eventually flowline profiles of the internal streets need to be shown
through Galileo Drive.
—Acknowledged. Centerline profiles through the intersections have been provided for PDP.
Flowline profiles will be provided with final plans per the checklist.
Number: 46 Created: 12/9/2010
[12/9/10] Please call out the inside and outside radii of the curves on the internal streets.
—Radius dimensions now included.
Number: 47 Created: 12/9/2010
[12/9/10] Not needed prior to hearing however in final compliance be sure to include detail
7-27 for each of the two proposed intersections and also include all of the required spot
elevations and dimensions.
—Acknowledged Will be provided with final plans.
Number: 48 Created: 12/9/2010
[12/9/10 ] Not needed prior to hearing however in final compliance please create a detail for
each of the street widening locations and show them as detail 7-24 with all of the information
and dimensions called out.
—Acknowledged. Will be provided with final.
Number: 49 Created: 12/10/2010
[12/10/10] 1 have yet to hear a verdict from Transportation Planning regarding the ADA
ramps crossing Galleo Drive therefore I will provide an update when a decision has been
made.
—Acknowledged. See response for comment No. 26.
Page 3
Number: 22 Created: 12/7/2010
[12/7/101 Not needed prior to hearing but added as a reminder: Please add the following
statement on the utility and grading sheets:
The top of foundation elevations shown are the minimum elevations required for protection
from the 100-year storm.
- Added as requested.
Number: 24 Created: 12/7/2010
[12/7/101 Please provide the existing ROW widths on Rock Creek and Lady Moon on the
Utility sheet. - Added as requested.
Number: 26 Created: 12/7/2010
[12/7/10] All ADA ramps are required to be directional. See redlines. —Ramps along Galileo
at the intersections with Endeavour and Star Dust have been changed. Ramp at Lady Moon
and Galileo has existing cuts and has been left so as to match existing ramps on opposite
sides of the intersection.
Number: 28 Created: 12/7/2010
[12/7/101 According to the Master Street Plan, Cinquefoil is a collector level street.
Therefore, the minimum driveway spacing for drives off of Cinquefoil would be 30 feet edge
to edge. All of the drives off of Cinquefoil will need to conform to this. —Acknowledged.
Driveways have been spaced at 30'.
Number: 29 Created: 12/7/2010
[12/7/10] Please remove "PDP Plat" from the top of the plat within the utility plan. It should
however be clearly noted that this plat is for reference only.
—Removed "PDP Plat" and replaced with "Plat of and added For Reference Only' to plat
within utility plan set.
Number: 30 Created: 12/7/2010
[12/7/10] The following City street cut note should be added to the demo, utility, and grading
sheets.
Limits of street cut are approximate. Final limits are to be determined in the field by the City
Engineering Inspector. All repairs to be in accordance with City street repair standards.
—Acknowledged. Note added.
Number: 32 Created: 12/7/2010
[12/7/10] As noted in Conceptual Review, lots are not allowed to have double frontages
except when adjacent to an arterial roadway. Is a tract of land owned and maintained by the
HOA proposed with this development to address the requirement? It is difficult to tell on the
current plans what is proposed. Is the tract proposed as the 9 foot utility easement? Why is
there another 8 foot utility easement behind the existing easement? Also, the tract should
not be called out as open space; it should be a utility and access easement.
—Lots 20-31 are separated from Rock Creek by Tract D. Lots 31-39 are separated from Lady
Moon by Tract B. Yes, the tracts are owned and maintained by the HOA to satisfy the
double frontage requirement. Additional Tracts have been added since the 1 s` submittal to
clarify the relationship. The tracts are landscape buffers and include utility & access
easement along the back of the lots. The corner tracts are intended to be "open space"
maintained by the HOA so as to ensure no utilities occupy the area, therefore there is no
Page 2
aSTAFF PROJECT REVIEW
City or Port Collins
Jen Torrey Date: 12/10/2010
TST Inc
748 Whalers Way
Fort Collins, CO 80525
Staff has reviewed your submittal for WILLOW BROOK, THIRD FILING PDP -TYPE I
(Ref.#8-99), and we offer the following comments:
ISSUES:
Department: Engineering Issue Contact: Andrew Carney
Topic: Utility Plan
Number: 16 Created: 12/7/2010
112/7/10] Please remove "Project Development' from the title of the utility plans. It should
just read "Utility Plans For". -Acknowledged
Number: 17 Created: 12/7/2010
[12/7/10] Please complete General Note #19, it was left incomplete. —Note was changed to
state that the Final Drainage Report will need to be followed when it is completed.
Number: 18 Created: 12/7/2010
[12/7/10] Not needed prior to hearing but added as a reminder: Please add the following
note to the cover sheet of the Utility Plans (Checklist item I.J.):
I hereby affirm that these final construction plans were prepared under my direct
supervision, in accordance with all applicable City of Fort Collins and State of Colorado
standards and statutes, respectively; and that I am fully responsible for the accuracy of all
design, revisions, and record conditions that I have noted on these plans.
-Acknowledged. We will add note to Final Construction Plans
Number: 19 Created: 12/7/2010
[12/7/101 Not needed prior to hearing but added as a reminder: Please add the following
note to the cover sheet of the Utility Plans (Checklist item I.M.):
These plans have been reviewed by the Local Entity for concept only. The review does not
imply responsibility by the reviewing department, the Local Entity Engineer, or the Local
Entity for accuracy and correctness of the calculations. Furthermore, the review does not
imply that quantities of items on the plans are the final quantities required. The review shall
not be construed in and reason as acceptance of financial responsibility by the Local Entity
for additional quantities of items shown that may be required during the construction phase.
-Acknowledged. We will add note to Final Construction Plans.
Number: 20 Created: 12/7/2010
[12/7/10] Not needed prior to hearing but added as a reminder: Finish grade elevations are
needed for streets, lot corners, and finish floors/top of foundation of buildings for all lots.
-Acknowledged. Added as requested.
Paee I
TST
760 Whalers Way
Bldg C Suite 200
Fort Collins, CO 80525
970.226.0557
metro 303.595.9103
fax 970.226.0204
info@tstinc.co
www.tshnc.co
TST, INC. CONSULTING ENGINEERS
December 17. 2010
Mr. Ted Shepard
City of Fort Collins
Chief Planner
281 North College Avenue
Fort Collins, CO 80522
Re: Willow Brook Filing No. 3 — Observatory Village
Project No. 0963.0005.00
Dear Mr. Shepard,
Please find attached our response to staff comments for the first review of the
Preliminary Development Plan for Willow Brook Filing No. 3 — Observatory
Village. We believe that we have adequately addressed any comments that have
been made and that the revised plan reflects the changes required by the City for
Preliminary Plan.
We look forward to your review and comments and will gladly answer any
questions that you may have.
Sincerely,
TST, INC. CONSULTING ENGINEERS
Ryan O. Banning, P.E.
M
Jen Torrey, RLA
0