Loading...
HomeMy WebLinkAboutARCADIA AT WILLOX LANE - PDP - 5-05A - CORRESPONDENCE - (6)Comments from Current Planning: 1. Be sure that the statistics table on sheet S-1 is tied directly to the information required in Section 4.1(E)(2)[c]. For example, the standard requires that the density not exceed two units per gross acre. Since the gross acreage yields only 57.5 dwelling units, not 58 as requested, a Modification of Standard will need to be requested. Staff is willing to support such a Modification, especially since the preserved open space exceeds 50%. 2. The standard also requires that the cluster portion of the plan not exceed 5 dwelling units per acre based on the amount of acreage not being preserved. Please provide this calculation. 3. Please generally describe the entity that will own and preserve the open space. At the time of final plan, we will need more detail in accordance with Section 4.1(E)(2)(b). The General Note is not specific as to whether or not the open space will be dedicated to a nonprofit organization acceptable to the City. 4. The General Notes do not have to appear on both sheets S-1 and S-2. We prefer they be on sheet S-1. 5. We look forward to working with the architect on compliance with the mix of houses and garage standards after P.D.P. approval. 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 Please extend sewer line so that existing farm house may be served by sewer if possible. Will the property to the south need a stub out for sewer? Please indicate what type of cover is being provided for water and sanitary lines. Indicate that crossings with storm lines will be possible, maybe a cross section at critical locations would be helpful. Maintain 18 inches of clearance from other lines. The storm sewers are shown to be crossing water and sanitary lines at a shallow angle in two locations. Please avoid this situation if possible, by re-routing the storm lines. Please call out all existing water and sanitary sewer lines, in particular please call out the existing Northern Colorado Water District line in Willox and maintain proper horizontal separation from the proposed 12" water line. The proposed extension of an electric line along Willox should be shown in order to ensure proper separation distances are maintained. The 12" water line is Willox is not cathodically protected, the cathodic protection detail is not needed. Please provide a profile for the 12" water line in Willox. The detail shown suggests that a possible subdrain system is being proposed yet no subdrain is shown on the utility plans. Please use the updated water meter detail, an electronic copy of this detail can be emailed upon request. Topic: Water/Wastewater Number: 66 Created: 5/2/2006 [5/2/06] City standards call for waterlines to be ductile iron with polywrap. Please adjust Several areas do not show crossings of water lines and storm lines across sewer lines. Sanitary line at times is shallower than 3.5 feet from top of pipe, please provide insulation in these instances. Maybe able to gain some depth by using only .1 feet of drop across manholes on straight sections of pipe. Stub out sewer service for existing house out of the street. Note all locations of water lowerings, call them out on plan and profiles. Provide better detail for 12" water crossing under the railroad tracks. Show steel casing on plan view. Page 7 Please re-route basin 113 to drain into system going out to the detention pond on the park property. [1/17/06] Currently Basin 113 is being drained into a private system that is owned and maintained by homeowners on Wood Lane. Since this is not a public system, the City cannot allow flows from this basin to be drained into that system, unless you show that that system can handle these flows and a maintenance agreement is reached with these homeowners. Since this site is proposing to its detention on Parks property, it would be important to secure approval from the Parks Department for this arrangement. This will be needed prior to this item proceeding to a hearing. The drainage report is incomplete, it is missing several elements such as basin descriptions and water quality detention calculations. Text of report references SWMM while calculations for one detention pond was done using an FAA type method. Please make sure that the report is better documented with your next submittal. Topic: Water/Wastewater- Off -site Easement Number: 31 Created: 1 /17/2006 [5/2/06] Easement should be dedicated to the City. [1/17/06] A letter of intent for the proposed off -site easement for the sewer line is required prior to hearing. At final that easement needs to be dedicated to the City. Please also delineate the existing sanitary line easement on the mobile home property. Topic: Water/Wastewater-Railroad Crossing Number: 32 Created: 1/17/2006 [5/2/06] This item needs to be addressed prior to the hearing. Please provide documentation from the railroad company allowing the license agreement for the water line crossing of the railroad tracks. [1/17/06] The plans show the water line to be across the railroad, according to our records the line is to the east of the railroad tracks. If the 12" line is to be extended across the railroad tracks than a license agreement with the railroad company would be required. Since approval from the railroad company might be time consuming it is suggested that this process be started early. Topic: WaterlWastewater-Utility Plans Number: 34 Created: 1 /17/2006 [5/5/06] [1/17/06] Please show the proposed irrigation line that will serve the park. Please label street names on the utility plan sheets. Will these houses have basements? If yes how will these basements be served given the shallow sewer depths ? Page 6 [1/18/06] Fire hydrants are required. Minimum requirements are 1,000 gallons per minute at 20 psi residual pressure, spaced not further than 400 feet to any building, on 800-foot centers thereafter. Number: 43 Created: 1/18/2006 [5/4/06] Excellent solution for second access. Thank you. (1/18/06) An approved second point of access shall be provided. The minimum distance from the two access points shall be no more than half the length of the longest diagonal of the site. Number: 76 Created: 5/4/2006 [5/4/06] "Sweet Corn Road" is not identified on Sheet S-2. Department: Transportation Planning Issue Contact: Kurt Ravenschlag Topic: Drainage Number: 67 Created: 5/2/2006 [5/2/06] Recommend making trail network 8' wide to accommodate bicyclists and pedestrians. Number: 68 Created: 5/2/2006 [5/2/06] No need for northbound ped access ramps crossing Willox. Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Topic: Drainage Number: 65 Created: 5/2/2006 [5/2/06] The concrete pan on the west side of Lot 31 may be hazardous, it is recommended that the storm line be extended and day -lighted south of Lot 31. Topic: Grading Plan Number: 78 Created: 5/5/2006 [5/5/06] It seems that the site will be elevated by 4 to 5 feet from the property to the south. As currently designed the berming on the south side of Barn Door Road from will now be draining on the property to the south, it would be recommended that a swale be formed at the toe of this berm that can be directed into a storm sewer. Topic: Irrigation Line Number: 77 Created: 5/5/2006 [5/5/06] Please show irrigation line that will serve the park property on the plans. The residents to the south apparently own water rights that come off the lateral that is now being piped. How will these owners be able to get their water delivered ? Topic: Landscape Plan Number: 64 Created: 5/2/2006 [5/2/06] There are two trees on Sweet Corn Drive, one on the south and one of the north side of the road, that conflict with the proposed storm sewer crossing that road, please adjust. Topic: Stormwater-Drainage Plans and Report Number: 36 Created: 1 /17/2006 [5/2/06] This item needs to addressed prior to this item proceeding to a hearing. Page 5 1. Boundary Closes, legal does not match the boundary 2. Subtitle incorrectly described? 3. Note 1 missing 4. Need to show maintenance and ownership of Tracts 5. Is. I.E. exclusive? Department: Light & Power Issue Contact: Monica Moore Topic: General Number: 5 Created: 1 /10/2006 [5/1/06] [1/10/06] Power is currently located at the corner of West Willox Lane and College Avenue. Developer will be responsible for obtaining the off -site easements needed in order to get power to this site. Number: 6 Created: 1/10/2006 [5/1/06] [1/10/06] Normal electric development charges and policies will apply for this development. Number: 7 Created: 1 /10/2006 [5/1/06] [1/10/06] Electric layout needs to be shown on utility plans. Contact Light and Power Engineering Department to initiate design of the electric facilities. Electric lines must maintain minimum clearances to other utilities: 10-feet minimum clearances from stormwater, water and sewer lines. 5-feet minimum clearance from gas lines. Gas and electric services are to be located on opposite sides of the lot. Number: 8 Created: 1 /10/2006 [5/1/06] [1/10/06] Street trees must maintain clearances from streetlights. 40-feet separation from shade trees and 15-feet separation from ornamental trees. Contact Light and Power Engineering to initiate design of the streetlight layout Topic: Landscape Plan Number: 47 Created: 5/1/2006 [5/1/06] Landscape plan needs to show proposed streetlight placement and vault placement in relationship to the planned placement of street trees. Topic: Overall Utility Plan Number: 46 Created: 5/1 /2006 [5/1/06]Overall utility plan needs to show electric services, vault locations and streetlight locations as well as water and sewer services. Minimum clearances to other utilities must be met. Department: PFA Issue Contact: Carie Dann Topic: fire Number: 39 Created: 1/18/2006 [5/4/06] 1 have corresponded directly with Tim Halopoff about adding one fire hydrant and moving another. One hydrant will be added at the intersection of Willox and Hay Bale lanes, and the hydrant shown on utility plans adjacent to Willox Lane and west of Farmers Lane, will be moved east, so it's located at the intersection of Willox/Farmers., Page 4 [1/16/06] Provide a letter of intent indicating the willingness of the mobile home park to grant the off -site utility easement shown. Number: 49 Created: 5/2/2006 [5/2/06] Tract C is not identified. Topic: Streets Number: 54 Created: 5/2/2006 [5/2/06] The street cut limits shown on Willox may not be realistic. Cuts for service connections are not shown, and with the milling indicated, it may just be required to cut the street to the existing edge of pavement. Number: 60 Created: 5/2/2006 [5/2/06] More intersection spot elevations will be required at the time of final compliance. Please refer to LCUASS Figure 7-28 for necessary spot elevations. Number: 61 Created: 5/2/2006 [5/2/06] Please be sure that point grade breaks do not exceed 0.4%. One transition on Barn Door Rd. is slightly exceeded. Number: 62 Created: 5/2/2006 [5/2/06] At final compliance, we will require cross sections to be shown at 50' (min) intervals along Willox Ln. including both interim and ultimate improvements, as well as existing conditions. Number: 63 Created: 5/2/2006 [5/2/06] (Public Hearing Comment) Please provide additional detail on the Willox design. Label existing and proposed ROW limits on the plan view, provide interim and ultimate dimensions on the standard cross-section. Please note that any interim improvements are not eligible for reimbursement unless they are able to be used as part of the final cross- section of the street. Please indicate existing limits of pavement, and how much you are widening out each side. Number: 70 Created: 5/3/2006 [5/3/06] 1000' of offsite design is required on arterial streets. This can be done at final compliance. Number: 72 Created: 5/3/2006 [5/3/06] It appears that you are regrading Willox Ln. at the railroad crossing. Please indicate the tracks on your profile sheet, and indicate if you plan on raising the tracks. Number: 73 Created: 5/3/2006 [5/3/06] (Public hearing comment) Please add labels, dimensions and a legend to the signing and striping plan. Number: 74 Created: 5/3/2006 [5/3/06] Fix overlapping text on site and landscape plans. Topic: Technical Services Number: 75 Created: 5/3/2006 [5/3/06] Technical Services Comments: Page 3 Topic: Grading Plan Number: 16 [5/2/06] Repeat [1/16/06] Scanability-need to fix overlapping text Number: 17 [5/2/06] Please add a typical driveway detail. [1/16/06] Driveways should be dimensioned. Created: 1 /16/2006 Please refer to Appendix E-6 in LCUASS. Created: 1 /16/2006 Number: 18 Created: 1 /16/2006 [5/2/06] Limits are still somewhat unclear. Use of different linetypes for different curb types would be helpful. [1/16/06] Specify the type of curb being used. Number: 51 Created: 5/2/2006 [5/2/06] It appears that the new grading plan might increase offsite flows onto the property to the east. Topic: Overall Utility Plan Number: 48 Created: 5/2/2006 [5/2/06] Why are you seeking a variance on the 9' utility easement along Open Fields Rd. when it appears that you have now provided it? Number: 56 Created: 5/2/2006 [5/2/06] Please relocate the sanitary sewer MH-9 so that it is not located within the cross- walk. Topic: Plan & Profile Number: 59 Created: 5/2/2006 [5/2/06] Please check the stationing on Water Line WP01-A. Topic: Plat Number: 10 Created: 1 /16/2006 [5/2/06] Repeat [1/16/06] Tracts are unclearly labeled. Are you intending them to be easements? If so label as "drainage easement and private access." (Do not say private access easement, since all easements are dedicated to the city for public use). Also, note what purpose the private access is for. Number: 12 Created: 1 /16/2006 [5/2/06] Variance request has been received and is approved on the condition that you can provide adequate separation for the Northern Colorado water line, electric line, and gas line. [1/16/06] The 15' utility easement is shown overlapping the existing house. This is not allowed. If you wish to reduce the easement width, a variance request will be required. Number: 13 Created: 1 /16/2006 [5/2/06] Since the easment has been dedicated already, no letter of intent is necessary, but we will need the easement to come through the city dedication process. TDRF fees and filing fees will apply. Page 2 STAFF PROJECT REVIEW Cih-of Fort Collins MICHAEL CHALONA Date: 05/10/2006 LAND IMAGES, INC 1136 E. STUART #2040 FORT COLLINS, CO 80525 Staff has reviewed your submittal for ARCADIA PDP - TYPE II, and we offer the following comments: ISSUES: Department: Engineering Issue Contact: Dan DeLaughter Topic: Details Number: 50 Created: 5/2/2006 [5/2/06] Please provide structural details for the retaining walls along the property lines. We need to be sure they can be built without obtaining offsite easements. Topic: General Number: 9 Created: 1 /16/2006 [4/28/06] Variance request has been received, and is approved, but I suggest that you provide a driveway access easement to allow future access from the existing home out to Farmer's Lane. [1/16/06] A variance request is required for this project since the minimum driveway separation standard is not being met. For an arterial street, the required distance is 330' between Wood Lane and the west site access. Number: 53 Created: 5/2/2006 [5/2/06] Please add a legend including all proposed and existing linetypes for the overall utility plans. Also, the note system is good for utility details, but for simple labels on the plan (sidewalks, curb and gutter, etc,) it is a whole lot easier to see what's going on when they are labeled directly on the plans. Also, with the numbered notes, please don't include notes that don't apply to a particular sheet, because it takes a lot of time to look for something that is not even there. Number: 55 Created: 5/2/2006 [5/2/06] The trail connection to Soft Gold Park must be located in a Public Access Easement. There is no provision for this shown on the plat or plans. The access easement should contain the entire trail connection, with a 2' buffer to both sides of the sidewalk. This includes the trail between lots 36 and 37, 44 and 45, 50 and 51, and 54 and 55. Other trails on the site should also be in public access. Number: 57 Created: 5/2/2006 [5/2/06] 1 have received a copy of the permit to be on railroad ROW for survey work, but will an additional permit be required in order to complete the boring work? Please coordinate with Union Pacific. Number: 71 Created: 5/3/2006 [5/3/06] (Public Hearing Comment, if applicable) Show the existing property line for the property to the east along Willox. Is any work proposed on their property? A letter of intent would be required. Page 1