HomeMy WebLinkAboutARCADIA AT WILLOX LANE - PDP - 5-05A - SUBMITTAL DOCUMENTS - ROUND 2 -5. Additional landscaping should be added south of Lot 10 for buffering purposes.
Response: Additional evergreens have been shown to help buffer the Pekech
Residence from Lot 10.
While not necessary for the next submittal, please start narrowing down the
fence options. Please refer to Section 4.1(E)(2)(e) for guidance. This issue
was raised at the neighborhood meeting and should be resolved by the time
of public hearing.
Response: This issue will be resolved by the time of the public hearing in
conjunction with the architect's plans.
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:
Tim Halo, P.E.
JR Engineering
Page 12
Response: Profile has been provided.
The detail shown suggests that a possible subdrain system is being proposed yet no
subdrain is shown on the utility plans.
Response: No subdrains are being proposed. Detail has been removed.
Please use the updated water meter detail, an electronic copy of this detail can be
emailed upon request.
Response: Updated and addressed.
Comments from Current Planning:
Section 3.5.2(B)(1 and 2) requires that any project of fewer than 100 single
family dwellings shall have at least three different housing types of housing
models. Each housing model shall have at least three characteristics which
clearly and obviously distinguish it from the other housing models. Please
indicate how this standard is being met.
Response: This will be addressed with the architect after preliminary approval.
Section 3.5.2(E)(1 — 5) requires that streetscapes not be dominated by
protruding garages. The plan needs to address this standard. Have you
considered side -loading the garages on the corner lots (Lots 18 and 53)? Are
Lots 13, 14 and 51 able to access the side of the lot from the utility easement
for driveways? If alternative garage door treatments are proposed as allowed
for under (E)(5), then please provide sufficient details. Please keep in mind that
attractive neighborhood -scale streets is the fundamental aspect of the standard.
At a minimum, please add a General Note that all houses shall comply with
Section 3.5.2(E) at the time of building permit application.
Response: This will be addressed with the architect after preliminary approval.
The Landscape Plan must provide for street trees along Willox Land spaced at
40-foot centers, with the accommodation for street lights.
Resonse: Trees have been added.
4. The transition in grade between the south line of Lot 10 and the north property
line of the Pekech property should be shown in cross-section.
Response: Sections approved in meeting with City.
Page 1 l
Response: Basements may be built and if so, private individual lift stations will be
utilized.
Please extend sewer line so that existing farm house may be served by sewer if
possible.
Response: Existing farmhouse cannot be served by new sewer lines. The lines are
too shallow to reach existing house.
Will the property to the south need a stub out for sewer service?
Response: New sewer lines are too shallow to reach southern properties.
Please indicate what type of cover is being provided for water and sanitary lines.
Response: Cover has been addressed and sections and profiles attached.
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.
Response: Cross sections have been provided.
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.
Response: Per our meeting, crossings and shallow depths have all been considered,
analyzed and approved.
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.
Response: All known existing utility lines are now shown (including ncwd line).
The proposed extension of an electric line along Willox should be shown in order to
ensure proper separation distances are maintained.
Response: Electric line is now shown.
The 12" water line is Willox is not cathodically protected, the cathodic protection
detail is not needed.
Response: Cathode protection detail has been removed.
Please provide a profile for the 12" water line in Willox.
Page 10
The access easement to the existing farmhouse should be dedicated as a utility and
access easement.
Response: Access to the existing farmhouse will be limited to Willox. The new road
are to fal.
Since off -site flows are being routed through the farmhouse, a drainage easement
should be designated for the swale crossing that property.
Response: No off -site flows shall pass through the existing farmhouse.
Topic: WaterMastewater-Landscape Plan
Number: 33 Created: 1 /17/2006
[1/17/06] Please show the water and storm drainage lines on the landscape plan in
order to make sure that proper separation distances from trees and shrubs are
maintained.
Response: Addressed.
Topic: Water/Wastewater-Railroad Crossing
Number: 32 Created: 1 /17/2006
11/17/06] 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.
Response: Water line is now shown correctly. Permit applications have been
submitted to Union Pacific Railroad for both water & electrical.
Topic: WaterMastewater-Utility Plans
Number: 34 Created: 1 /17/2006
[1 /17/06]
Please show the proposed irrigation line that will serve the park.
Response: Irrigation Line now shown with Easement.
Please label street names on the utility plan sheets.
Response: Addressed.
Will these houses have basements? If yes, how will these basements be served
given the shallow sewer depths?
Page 9
[1/17/06] Please show existing grades at least 50 feet from the project boundaries
and provide tie in elevations.
Response: Addressed
At final, provide a detail for all proposed retaining walls.
Response: Retaining walls above 30" will be addressed at Final.
Any grading on Park property will require approval from the Parks and recreation
Department.
Response: Cooperation letter from Parks is attached.
Pond to the north seems to have a flat bottom.
Response: Wet pond is north is now graded to drain to east for pump location.
Please provide riprap at all pipe and swale outlet locations.
Response: Addressed.
Topic: Stormwater-Plat
Number: 44 Created: 1 /19/2006
[1 /19/06]
Since off -site flows are being routed through the farmhouse, a drainage easement
should be designated for the swale crossing that property.
Response: No Easement is necessary, all flows have been conveyed around house.
Topic: WaterMastewater- Off -site Easement
Number: 31 Created: 1 /17/2006
[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.
Response: Letters are recorded and attached herewith.
Topic: WaterMastewater- Plat
Number: 30 Created: 1 /17/2006
[1/17/06] Tract A should be designated as a Drainage Utility Irrigation and Access
easement.
Response: Utility and Irrigation Easements have been provided within Tract A, but
limited. The entire tract A is a drainage and Access Easement.
Page 8
[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.
Response: Letter from PFA provided.
Department: Transportation Planning Issue Contact: Kurt Ravenschlag
Topic: General
Number: 37 Created: 1 /17/2006
[1 /17/06] Section of trail that connects to the existing trail in Soft Gold Park must be
concrete from trail connection to the sidewalk along Willox.
Response: Addressed.
Department: Stormwater-Water-Wastewaterlssue Contact: Basil Hamdan
Topic: Stormwater-Drainage Plans and Report
Number: 36 Created: 1 /17/2006
[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.
Response: Detention has been provided to knock down developed flow to Historic 2
year rates.
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.
Response: Letter of agreement has been issued and provided herewith.
The drainage report is incomplete as it is missing several elements such as basin
descriptions and water quality detention calculations.
Response: Portions have been addressed, water quality and detention will be
worked out with Parks at Final.
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.
Response: Report has been updated.
Topic: Stormwater-Grading Plans
Number: 35
Created: 1 /17/2006
Page 7
The land currently is open with very few trees and we will supplement those trees
with some new plantings as shown.
Number: 2 Created: 12/27/2005
[12/27/05] Wet pond - If this pond will truly be "wet' we recommend that additional
wetland planting be provided within the pond to provide additional opportunities to
attract birds and provide habitat.
Response: The primary function of the ponds is the storage of irrigation water rights.
Secondarily, the ponds will add a nice aesthetic entrance to the neighborhood.
Sufficient trees will be added to compliment the ponds, but a "wetlands" is not the
desired look or use of the ponds.
Number: 3 Created: 12/27/2005
[12/27/05] Wet pond - The design shape of this pond appears overly -engineered.
We recommend that a more natural curvilinear design be used to better reflect the
character of the surrounding area.
Response: This has been addressed as much as possible given the limited area
and needed size of the ponds.
Department: PFA Issue Contact: Carle Dann
Topic: fire
Number: 39 Created: 1 /18/2006
[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.
Response: Noted.
Number: 40
Created: 1 /18/2006
[1/18/06] Street names shall be verified and reviewed by LETA prior to being put in
service.
Response: Noted.
Number: 41
Created: 1 /18/2006
[1/18/06] Address numerals shall be visible from the street fronting the property, and
posted with a minimum of six-inch numerals on a contrasting background. (Bronze
numerals on brown brick are not acceptable.)
Response: Noted.
Number: 43
Created: 1 /18/2006
Page 6
Department: Light & Power Issue Contact: Monica Moore
Topic: General
Number: 5 Created: 1 /10/2006
[1/10/061 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.
Response: Noted.
Number: 6
Created: 1 /10/2006
[1/10/06] Normal electric development charges and policies will apply for this
development.
Response: Noted.
Number: 7 Created: 1 /10/2006
[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 are needed from stormwater, water and sewer lines. 5-
feet minimum clearance is needed from gas lines. Gas and electric services are to
be located on opposite sides of the lot.
Response: Will be coordinated after hearing.
Number: 8
Created: 1 /10/2006
[1/10/06] Street trees must maintain clearances from streetlights. 40-feet
separation from shade trees and 15-feet separation from ornamental trees are the
minimum distances. Contact Light and Power Engineering to initiate design of the
streetlight layout.
Response: Noted.
Department: Natural Resources Issue Contact: Doug Moore
Topic: Landscape Plan
Number: 1 Created: 12/27/2005
[12/27/05] Natural Area - If the area labeled as "Natural Area" is meant to be
designed to serve as a private natural area we recommend that only Fort Collins
native plant species be used. Additional plantings should also be done to enhance
the use of this area a habitat for possibly song birds and other migratory species.
Please refer to the Fort Collins Native Species Plant list which is available on the
City's web site at hftp://www.fcgov.com/naturalareas/native-plants.php.
Response: The designation of this piece of the property has been relabeled as
"Open Space" as it was meant to be because "Natural Area" is being misinterpreted.
Page 5
[1/17/06] If the Willox cross-section is going to be changed, you may need to do
some additional grading to make the storm inlet work.
Response: Willox will remain as a typical section 2 Lane arterial. Drainage from high
points on Willox will sump to Arcadia Ponds which maintains historic flow Paths.
Topic: Plat
Number: 10 Created: 1 /16/2006
[1/16/061 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.
Response: Addressed. Private access has been removed.
Number: 12 Created: 1 /16/2006
[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.
Response: Variance letter has been written and submitted.
Number: 13 Created: 1 /16/2006
[1/16/061 Provide a letter of intent indicating the willingness of the mobile home park
to grant the off -site utility easement shown.
Response: Letter of intent and Easements have been recorded & provided herewith.
Number: 14 Created: 1 /16/2006
[1/16/06] Add street names.
Response: Addressed.
Topic: Technical Services
Number: 42 Created: 1/18/2006
[1/18/06] Technical Services Comments:
1. Boundary Closes, Legal doesn't match the plat. Response: Addressed
2. Title & Dedication do not match. Response: Addressed
3. Plat is missing a lot of dimensional info. Response: Addressed
4. Based upon configuration, the plat will need 5 street names. Please note that
street names must not duplicate or phonetically sound alike any existing names in
Larimer Emergency Telephone Authority (LETA) call area. Tara Leman, Planning
Technician, can check your proposed names against the database to verify
compliance with the street naming criteria. Response: Addressed
Page 4
beyond property lines.
Topic: Overall Utility Plan
Number: 21 Created: 1 /16/2006
(1/16/06] Label and dimension all easements, ROW, and property lines.
Response: Easements are labeled on Plats and on the overall Utility Plan.
Number: 22 Created: 1 /16/2006
[1/16/06] Show the approximate limits of street cut and provide the city's standard
street cut note: "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."
Response: Note and street cut limits are shown on S.I.P.S.
Topic: Plan & Profile
Number: 23 Created: 1 /16/2006
[1/16/06] Arterial crosspans are to be 10' wide and 1.5" deep. Please revise.
Please label all crosspans as such.
Response: There is one arterial /local crosspan located on Farmers Lane and is 10'
wide noted as Construction Note 7.
Number: 24 Created: 1 /16/2006
[1/16/06] Please station all driveways.
Response: Driveways are now stationed and dimensions may be found on sheet 37.
See S.I.P.S. notes 6.
Number: 25 Created: 1 /16/2006
11/16/06] Notes reference page numbers not in this plan set.
Response: Corrected.
Number: 26 Created: 1 /16/2006
[1/16/06] Preliminary Willox design must be completed prior to hearing. This must
include a centerline profile and updated striping plan, showing dimensions and
transitions back to existing street. Also, left turn lanes are required on all arterials, so
these must also be included for both site entrances.
Response: Plans have updated as requested.
Number: 29
Created: 1 /17/2006
Page 3
discuss the County's plans and to make the intentions of this development known to
them.
Response: It is our understanding that NO improvements are planned for the bridge
west of Wood Ln at this time.
Topic: Grading Plan
Number: 15 Created: 1 /16/2006
[1 /16/06] Note what is to be constructed with this project. It is unclear what is new
and existing and how your Willox design will tie in. Left turn lanes are required at
each entrance.
Response: Willox tie in design and left turn lanes are included with this submittal.
See Final Grading Plan and Street Improvement Plan and Profiles.
Number: 16 Created: 1 /16/2006
(1/16/061 Scanability-need to fix overlapping text. Please refer to Appendix E-6 in
LCUASS.
Response: All sheets have been cleaned up. Text is readable and scanable.
Number: 17 Created: 1 /16/2006
[1/16/06] Driveways should be dimensioned.
Response: Driveway table has been added to S.I.P.S.
Number: 18 Created: 1 /16/2006
[1/16/06] Specify the type of curb being used.
Response: Curb type is show on typical sections on cover sheet and is called out in
construction notes on S.I.P.S.
Number: 19 Created: 1 /16/2006
[1/16/06] For the 2 retaining walls shown on the eastern partof the site, label the
heights and provide spot elevations for top and bottom. Provide construction details
if walls are higher than 2'. The structures, including footings may not cross onto
adjacent property (without obtaining an offsite easement) or into utility easements.
Response: Retaining walls have been labeled appropriately and all walls are 2' or
less and will be constructed on Arcadia Property.
Number: 20 Created: 1 /16/2006
[1/16/06] Offsite grading must be shown a minimum of 50' to be sure that you're
tying in properly to existing topo.
Response: Topography has been taken and contours are shown at least 50'
Page 2
Ad"M STAFF PROJECT REVIEW
City of Fort Coninx
Ted Shepard Date: 04/19/2006
City of Fort Collins Planning
281 N College Avenue
FORT COLLINS, CO 80522
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: 27 Created: 1 /16/2006
[1/16/06] What is the private drive intersection detail for? If it is for Wood Lane., an
offsite easement will be needed to do any grading or construction.
Response: The private drive intersection detail has been removed. We are NOT
doing any construction on Wood Lane.
Number: 28 Created: 1 /16/2006
[1/16/06] Where are subdrains being proposed? There is a detail provided but none
are indicated on the plans.
Response: There are no subdrains proposed on this property. The subdrain detail
has been removed.
Topic: General
Number: 9 Created: 1 /16/2006
(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.
Response: Variance letter has been included in this transmittal.
Number: 38 Created: 1 /18/2006
[1/18/06] Transportation Development Review Fees will apply for all future
submittals, including Final Compliance, Minor or Major Amendments, and ROW and
easement vacations and dedications not done with the plat. Please contact the
Engineering Development Review Office for a copy of the fee structure.
Response: Fees have been included herewith.
Number: 45 Created: 1 /19/2006
[1/19/061 The county may be intending to improve the bridge to the west of Wood
Ln. We will be holding a joint City/County meeting on February 14th in order to
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