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HomeMy WebLinkAboutNEW PROSPECT - PDP - 4-10 - CORRESPONDENCE - (5)s It VIGNEi TE s t i o s Department: Zoning Issue Contact: Jenny Nuckols Topic: Zoning Number: 6 Created: 1/26/2010 [1/26/10] Setbacks in the LMN zone require a 8' rear setback. Typical Lot Details are showing a 6' rear setback on lots 1-2 and 18-25 This has been corrected. Number: 7 Created: 1 /27/2010 [1/27/10] Am I correct in reading that the front of the homes on lots around the perimeter face INTO the street and the homes in the center have garages facing the streets. Therefore the interior lots face onto the courtyard, but the exterior lots look onto the rear yards, garages of those homes across the street from them? Just concerned with the 'view" for those homes that look at garages and back yards from the front of their homes. This is a valid concern, and is one we have discussed and are addressing within the design guidelines for the project. Number: 8 Created: 1 /27/2010 [1/27/10] Street trees are required along both sides of both drives. I have not been able to find this requirement in the land use code. Nor has this been required of other projects with private drives. We do understand the concern, and have provided some guidance to this on our lot typical s. Thank you for your time spent in reviewing these plans. If you have any further questions, please feel free to contact any of the team members. Yours Truly, PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www. v i pnpttestt ir♦ ios. com VIGNETTE s t u d i o s Number: 23 Created: 2/9/2010 [2/9/10] Show the N/S water mains in the west edge of Pinnacle TH development. Complete Number. 24 Created: 2/9/2010 [2/91101 Check the locations shown for the water/sewer mains in Prospect. Complete and corrected Number: 25 Created: 2/9/2010 [219/10] Is the water valve shown in the center of the access off Prospect a curb stop? If so, add note to abandon this service at the main. The valve is a curb stop and has been noted as .such. Number: 26 Created: 2/9/2010 [2/9/10] Will these houses have basements? If not, add the detail for the 3/4-inch meter pit. Water meters are not allowed in crawl spaces. Some of the houses will have basements. The detail has been added to sheet 12. Number: 27 Created: 2/9/2010 [2/9/10] Revise the alignment of the sewer services for Lot 27 and the house east of Lot 26 to eliminate the clean -outs in the street. Complete Number: 28 Created: 2/9/2010 [2/9/10] Label locations of water main lwerings. Provide details with elevations of water main and storm sewer. Lowerings may be required, and details will he provided for each lowering in the final design. Number: 29 Created: 2/9/2010 [2/9/10] See redlined plans for other comments. Complete Number: 30 Created: 2/9/2010 [2/9110] Schedule a meeting to review these comments and discuss the location of water/sewer services on the lots. Complete PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www. vianettasti ulins.rnm VIGNETTE s t u d i o s Number: 52 Created: 2/10/2010 (2/10/10] Are the pipes and storm sewers sized for the 100-year storm? If not, a conveyance needs to be designed for these flows to the detention pond including safely conveying these flows and erosion protection. Pipes will be sized for 100 year flow conveyance in the final design. Number: 54 Created: 2/10/2010 [2/10/10] The swales may erode the landscaped surfaces. Some have supercritical flow. Swales and the permanent erosion control calculations will be provided in the final design. Department: Stonmwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water -Wastewater Number: 17 Created: 2/9/2010 [2/9/10] As noted in the conceptual review comments, provide minimum of 15 foot easement on the south side of the 24-in sanitary trunk sewer. Complete Number: 18 Created: 2/9/2010 [2/9/10] Location of sewer south of Lots 8-10 too close to 30 inch truck line. Line has been revised per meeting with Roger Buffington. Number: 19 Created: 2/9/2010 [2/9/10] Add gate valves where shown on redlined plans. Complete Number: 20 Created: 2/9/2010 [2/9/10] Would moving the hydrant near Lot 27 to just NE of Lot 3 address PFA's concern noted in comment No. 9? Third hydrant added per PFA' comments. Number: 21 Created: 2/9/2010 [2/9/10] Label length's of pipe between valves,fittings, etc. This will be done at final design. Number: 22 Created: 2/9/2010 [2/9/10] Label swivel tees, TB's and valves at the hydrant locations. Complete PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www. vi pnpttesti i(i ins. com VIGNETTE s t TIT! i o s Number: 43 Created: 2/10/2010 [2/10/101 The "P.U.D." needs to be taken out of the title & ownership statement This has been corrected. Number: 44 Created: 2/10/2010 [2/10/101 Is the "loop" (Ellis & Soule Drives) public or private? According to the site plan, this is a 20' Private Drive/Emergency Access. This is a private drive. Number: 45 Created: 2/10/2010 [2/10/10] The "Sight Distance Easement Restrictions" statement is not needed, if no sight distance easements are on the plat. Topic: Site Plan Number: 47 Created: 2/10/2010 [2/10/10] Please add the "less" to the legal description on the site plan. Complete Topic: Utility Plans Number: 53 Created: 2/10/2010 (2/10/10] We were not routed an utility plan set. We will need to review them before they go to mylar. Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Floodp/ain Number: 49 Created: 2/10/2010 [2/10/101 Please see redlined plans and 50% F000dplain Checklist for all floodplain comments. All redlines have been addressed per the checklist, with the exception of the typical foundation plan, which will be shown in the final design. Topic: Stonnwater Number: 50 Created: 2/10/2010 [2/10/10] The quantity detention volume claculated in the drainage report is low compared to talcs done in our office. The detention volume required should be around . 75 ac-ft, not .55 ac-ft. We have revised the FAA calculations based on the new City spreadsheet. Number: 51 Created: 2/10/2010 [2/10/10] The outfall needs to be determined before a hearing can be scheduled. Outfall will be directly to Spring Creek PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www. vi pnpttasti irl ins. com VIGNETTE s t u d i o s volume, constrained arterial. Please provide further discussion and options for aligning Ellis. This has been addressed in the transportation memorandum dated February 24, 2010. Number. 60 Created: 2/11/2010 [2/11/10] Following the previous discussion of difficulty in agreeing with the proposed offset to Ellis, please provide discussion and options for reducing the negative aspects of the proposed offset intersection. This has been addressed in the transportation memorandum dated February 24, 2010. Number: 61 Created: 2/11 /2010 [2/11/10)Disregard. Department: Transportation Planning Issue Contact: Matt Wempe Topic: Transportation Number. 2 Created: 1/26/2010 [1/26/10] Per conversation with Terence Hoaglund, Transportation Planning (Matt Wempe) has preliminarily approved the internal sidewalk network shown on Tract C. This preliminary approval is contingent upon 1) homes facing the internal sidewalk network (condition met), and 2) installation of pedestrian crossing markings along the outer Soule Drive sidewalk in the southeast comer of the property (condition met). No pedestrian crossing markings are required on the west side of Soule Drive due to landscaping and drainage requirements. Number: 3 Created: 1 /26/2010 [1/26/101 The plans seem to show a gap in the sidewalk along Apex Drive connecting to the development to the east. Is this correct? This has been corrected. Number: 4 Created: 1 /26/2010 [1/26/10] All ADA ramps must be directional These have been added Number: 5 Created: 1 /26/2010 [1/26/101 What type of shade trees will be planted along the sidewalks? They should not be low enough to block the sidewalks. These will follow typical street tree requirements. Department: Technical Services Issue Contact: Jeff County Topic: Plat Number: 42 Created: 2/10/2010 [2/10/10] The boundary & legal close. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vianattasti irlins.rnm VIGNETTE s t u d i o s Number: 14 Created: 2/9/2010 PLAT On the plat, please label the southernmost drive, which runs east -west. It currently is Soule but is not labeled. Also, the roadway currently named Soule, for addressing purposes, will be considered a north -south roadway. Completed Number: 15 HYDRANT CLEARANCE Unless groundcover or equivalent heighttsize, from a fire hydrant (full growth). Noted Created: 2/9/2010 landscaping must be at least 36 inches Number: 16 Created: 2/9/2010 FIRE LANE/NO PARKING Please be aware that PFA has similar developments in its district (Emergency Access Easement/dedicated parking stalls) that have difficulty keeping residents and visitors from parking along the no -parking areas. This causes access problems for emergency vehicles. Please convey to the HOA that it has a responsibility for not only maintaining the EAE, but also enforcing no parking. A note to this affect has been added to the site plans. Department: Traffic Operations Issue Contact: Ward Stanford Topic: Traffic Number: 58 Created: 2/11 /2010 [2/11/10] The counts in the TIS at Ellis may be low due to the time of year of the counts and changes this Fall in Lesher's transportation plan providing parental drop-off/pick-up on Ellis. The possible low count gives concern from the proposed offset of the south leg of Ellis and the possible left turn conflicts an offset intersection can have. Reviewing the increase in traffic volumes on Prospect in the morning shows Prospect traffic rising significantly during the 7 AM hour. Recent Travel Time studies show traffic flow impediments in the vecinity of Stover. Being a signalized ped crossing this indicates crossing ped and/or vehicle activity near the school as early as 7:05 AM and as late as 7:50 AM. I believe it's beneficial to get a good picture of the current vehicular activity at Ellis to help make an informed decision on the proposed Ellis offset. Please re-count Ellis and Prospect between 7:15 AM and 7:45 AM. This has been addressed in the transportation memorandum dated February 24, 2010. Number: 59 Created: 2/11/2010 [2/11/10] The offset of the proposed south segment of Ellis with the existing north segment is of concern. Offset intersections are problematic due to possible left turn conflicts. Closely spaced ped crossings are not expected by motorists: Stover Street just west of Lesher is an offset intersection and has been a source of traffic and pedestrian problems for many years. To accept another offset intersection on the school's east side is difficult to reconcile. The Variance process in the LCUASS has a Justification section (1.9.4.d) that does not seem to be met by this proposed offset intersection on a high PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www-vi a nP.ttP.Sh f d ins. cnm VIGNETTE s t u d i o s located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. This fire lane shall be visible by painting and signage, and maintained unobstructed at all times. Afire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fine lane must meet the following general requirements: (R Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at construction sites. (0 Have appropriate maintenance agreements that are legally binding and enforceable. ® Be designated on the plat as an Emergency Access Easement. ® Maintain the required minimum width of 20 feet throughout the length of the fire lane (30 feet on at least one long side of the building when the structures is three or more stories in height). If the building is equipped throughout with an approved automatic fire -sprinkler system, the fire code official is authorized to increase the dimension of 150 feet. 2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D The emergency access easement has been shown on the plat. Number. 11 Created: 2/9/2010 STREET NAME After thinking about this for some time, PFA cannot approve the proposed name Soule, based on the Larimer County 'Rules of the Street." This document states that new street names: be simple to pronounce, in the opinion of the review jurisdiction; road names should be unique and not be repeated in the county, with the exception of continuation of existing streets; and all names shall be of the commonly acceptable spelling, according to a standard dictionary. PFA already has an existing Sol Court and there is the potential people would pronounce this new street as "soul' or "sol" instead of SOO-lee. Please suggest a new, proposed name. The street name has been changed to Sprocket Drive. Number: 12 Created: 2/9/2010 GENERAL NOTE 8: Please write: Curbs on fire lanes will be painted red, and/or posted "No parking, fire lane" except at designated parking stalls. Since we don't really have any curbs, signs will be posted. Number: 13 Created: 2/9/2010 GENERAL NOTE 9: Please write: Address numerals shall be visible from private drive and/or alley at rear of SFA/MF dwelling units. Completed PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.viunettP,;h idins_cnm VIGNETTE s t u d i o s Department: Forestry Issue Contact: Tim Buchanan Topic: General Number: 57 Created: 2/10/2010 [2/10/10] Applicant needs to schedule an on- site meeting with the City Forester to determine the condition of existing trees and suitability for retention. Trees (including street trees) need to be direct labeled on the plan as to type. We have met on site with the City Forester(s) to evaluate the existing trees. It was determined that no mitigation will be required. Tree types will be labeled at final as is common practice. Department: Light & Power Issue Contact: Doug Martine Topic: Electric Number. 1 Created: 1 /25/2010 [1/25/10] No comments from Light & Power. Department: PFA Issue Contact: Carie Dann Topic: Fire Number: 9 Created: 2/9/2010 WATER SUPPLY One more hydrant needs to be added, for a total of three. Remove the hydrant shown near Lot 10; add a hydrant near Lots 6 and 14; keep the hydrant near Lot 27. While the utility plan submitted meets the requirements for hydrant spacing, what would happen if we use the hydrant near Lot 27, is that the supply hose would stretch across Apex Drive, cutting off all access for later -arriving apparatus. Here's our general water supply requirements: 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. 2006 International Fire Code 508.1 and Appendix B Noted Number: 10 Created: 2/9/2010 EMERGENCY VEHICLE ACCESS Please show the Emergency Access Easement (private drives Ellis and what's now shown as Soule) on the plat. Access requirements are: Fire access roads (fire lanes) shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the PFA's jurisdiction when any portion of the facility or any portion of an exterior wall of the first story of the building is PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vipnpttp,;tiirlin-.com VIGNETTE s t u d i o s Number: 37 Created: 2/9/2010 [219/10] Checklist E4 indicated that sight distance triangles and easements would be shown at final. However, these are required prior to hearing - are there any sight distance easements that need to be dedicated? Sight Easements are now shown and letters of intent have been provided. Number: 39 Created: 2/9/2010 [219/10] Please provide a detail in accordance with Figure 7-24 that calls out all dimensions as shown so that we can determine if the street widening is to standard and that the correct row has been dedicated. Complete Number: 41 Created: 2/10/2010 [2/10/10] Lot 18 and 811 E Prospect are showing the driveway placed over the storm inlet. Please provide a detail with the intended inlet so I can see how this will work. Thanks :) The driveways will have concrete cross pans with concave gutter inlets installed. The concave inlets will provide contouring that matches the cross -pan. Because of the steep grade from Prospect to the connection to existing Apex Drive, the inlet locations are the most feasible without requesting more variances to code. Number: 65 Created: 2/17/2010 [2/17/10] Please show offsite grades for a minimum of 50'. Existing topography has been shown to the limits that are feasible to provide tie-in to existing roadways, the out/all in Spring Greek, and the adfaceni properties. Grading limits match into existing in all areas of the lopo. Number: 66 Created: 2/17/2010 [2/17/10] Please label all onsite details as "on site". All details used are either standard City of Fort Collins details, or if nol standard details are called out as -modified ". Some details are Apex details. Number: 67 Created: 2/17/2010 [2/17/10] A culvert and flared end section is shown off site at the southeast property line. Are there existing easements in place to allow for this construction or will you need to obtain those? The proposed storm outfall will now discharge directly to Spring Creek, with a 20' drainage easement being required and shown in the plans. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vipnptteetti(lins.com VIGNETTE s t u d i o s the Planning Department to see how they want to handle the site and landscape plan changes later as I'm not sure if there's an additional process involved with that. We have removed sidewalk connections to private lots from the plan sets. As an editors note, I really don t see why it would matter where they get built. This has not been an issue on past projects Topic: Landscape Plans Number: 46 Created: 2/10/2010 [2/10/10] Lot 26 has a street tree placed right at the edge of the driveway and may cause a problem for the future homeowner. Other trees along the west side of the private drive need to be placed further west to allow people to open their car doors. This has been corrected Topic: Plat Number. 63 Created: 2/17/2010 [2/17/10] Please provide a tract table and remove the sight distance language if no SDE is proposed. This has been completed. Topic: Utility Plans Number: 31 Created: 2/9/2010 [2/9/10] Please label the public street typical street section and the private street typical street for Ellis Drive with stations and curb type to make sure there are no confusions later. Thanks John. Complete Number: 32 Created: 2/9/2010 [2/9/10] Please remove the word "Preliminary" from the cover page title. Complete Number: 34 Created: 2/9/2010 [2/9/10] Please remove "Proposed flow" labeling from the private drive on the plan sheets. Complete Number. 36 Created: 2/9/2010 [2/9/10] Please list out all variances to street design standards under line 48 of the general notes. Complete PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www_ vi anettash id ins. rnm rVIGNETTE s t u d i o s This has been corrected Number: 40 Created: 2/10/2010 [2/10/10] Please show the Limits of Development, all plan sets. This has been added. Number: 48 Created: 2/10/2010 [2/10/10] Please show all driveway locations in addition to the utilites for the homes located off the private drive so that we can determine how and if everything will fit. Several of the lots are less than 50' and if trees are required by Zoning, then there may be an issue. As agreed, we are showing a typical of how both a rear load, and a front load lot will work with driveways and services. All driveway locations will need to be dimensioned off the property line so that in the future, they are constructed in the exact location approved. Rather than determine exactly where driveways will be, we would prefer to create a window upon which the driveways can be built, yet still work with services. This allows flexibility with exact garage placement, door width, etc. As mentioned above, we have shown a typical. At final, all driveway "windows" will be shown. Number: 55 Created: 2/10/2010 [2/10/101 Please remove the utility easements shown in the public row at the intersection of Prospect and Ellis as we do not grant easements on City property or row (strange, I know, but it's a "legal" thing). Complete Number: 56 Created: 2/10/2010 [2/10/10] No structures of any kind are allowed in utility easements including overhangs, footings, fireplaces, etc. Lots 2 and 17 are showing the utility easement placed over the lot lines (which is fine) but need to place a note on the plan sets indicating this restriction so that future homeowners and builders have no misunderstanding. This note has been added Number: 62 Created: 2/17/2010 [2/17/101 The private drive needs to be called out as a tract on the plat, etc. This has been corrected Number: 64 Created: 2/17/2010 [2/17/101 All sidewalk connections to private homes must be shown where they are to be built or remove them entirely and handle them as an as -built later. Please check with PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vianettesh id ins.rom VIGNETTE s t u d i o s Number: 74 Created: 2/19/2010 [2/19/10] Show a detail for the fence. This has been added. Number: 76 Created: 2/19/2010 [2/19/10] Add note to Plat, Site, Landscape, Demolition, Grading and Erosion Control plans: "Refer to Section 3.4.1(E) of the Land Use Code for allowable uses within a buffer zone." This has been added. Number: 77 Created: 2/19/2010 [2/19/101 You will need to work with Natural Resources and Parks staff to allow the trail to cross the natural area and be into the existing trail. We are working with them on this issue. Topic: Landscape Plans Number: 75 Created: 2/19/2010 [2/19/101 Add native landscape material in Tract F to integrate and blend the open space with the adjoining natural area. We have added some trees, which will meet natural area requirements. At this point we are not proposing shrubs due to concerns_ from the flood plain administrator. Topic: Plat Number: 78 Created: 2/19/2010 [2/19/10] Add notes to Plat per redlines regarding conservation measures and buffer zones. This has been completed Topic: Utility Plans Number: 68 Created: 2/19/2010 [2/19/10] Add the Environmental Planner signature line to Sheets 3-6 on the Utility Plans set. This has been added. Department: Engineering Issue Contact: Susan Joy Topic: General Number: 38 Created: 2/9/2010 [2/9/10] Proposed sidewalks along Ellis must connect into the existing sidewalks. In other words, no gap can be left between the two systems. It also appears that the existing Apex Drive was not constructed to the property line and this development is responsible for tying into the existing improvements. Please show the approximate removals and street cuts required to tie the two sections of street together. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www. vi onettasti id i nc. rom VIGNETTE s t u d l o s March 17th, 2010 Ted Shepard City Planner Community Planning and Development 281 North College Avenue Fort Collins Colorado 80524 Dear Ted, The following is the applicant's response to the New Prospect staff comments dated February 16th, 2010. Please find attached copies of the revised PDP plans for your review. Department: Current Planning Issue Contact: Dana Leavitt Topic: Environmental Planning Number: 69 Created: 2/19/2010 [2/19/10) For lots 23-25, address how Sections 3.4.1(1) & (L) of the Land use Code are being met. Of major importance will be how the three homes fit into the landscape. Design guidelines addressing bulk, massing and colors shall be developed. For the public hearing a draft of proposed guidelines shall be developed. Landscape improvements shall also be depicted within the design guidelines. These have been included in our submittal package Number: 70 Created: 2/19/2010 [2/19/10] On all plans show the trail connection to the existing trail. This has been done. Number: 71 Created: 2/19/2010 [2/19/10] Add the Limits -of —Disturbance (LOD) line to all plans based upon the final location per the Site Plan. This has been done Number: 72 Created: 2/19/2010 [2/19/10] On all plans the buffer zone is to be labeled as" Natural Feature Buffer Zone." Add label for the buffer line also. This has been done. Number: 73 Created: 2/19/2010 [2/19/10] Natural Resources Department staff are calling for a 3-rail, open fence with wire mesh along the south property line that abuts the City's natural area. This has been shoivn on the site and landscape plans. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www. v ivnattesti id ins. cnm