HomeMy WebLinkAboutMANHATTAN TOWNHOMES - FDP - 34-04/A - CORRESPONDENCE - (24)submit. The number of copies of each document to re -submit is shown on the
attached Revisions Routing Sheet.
If you have any questions regarding these issues or any other issues related to
this project, please feel free to call me at 221-6341.
Yours Truly,
M&Xztk
Steve Olt
City Planner
cc: Susan Joy
VF Ripley Associates
North Star Design
R.J.L. Surveys
Current Planning File #34-04A
Page 11
Water/Wastewater:
1. Some of the utility facilities will have to be moved.
2. A utility coordination meeting must be held to discuss services to this
development.
Light $ Power:
1. Please show where existing electric facilities are on and around this
site.
2. A utility coordination meeting must be held to discuss services to this
development.
Transportation Planning:
1. The trail connections and the Mason Street Corridor trail issues still
require some discussion.
Current Planning:
1. Please see the red -lined Overall Site, Site, Landscape, and Elevations
Plans that are being forwarded to the applicant.
Stormwater:
1. Please see red -lined plans for Stormwater's comments.
**********************************************************************
This completes staff (and outside reviewing agencies) review and comments at
this time. Additional comments and red -lined plans may be forthcoming. Another
round of staff review is determined to be necessary. This proposal is subject
to the 90-day revision re -submittal requirement (from the date of this
comment letter, being June 10, 2005) as set forth in Section 2.2.11(A) of
the Land Use Code. Be sure and return all of your red -lined plans when you re -
Page 10
connection is a required part of this project and will be designed and paid for as
part of this development application. Construction of this connection will take
place either in conjunction with the planned storm water improvements on this
site or in conjunction with the construction of the Mason Transportation
Corridor multi -use trail project.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: General
Number: 16 Created: 10/4/2004
[6/9/05]
[12/9/04]
[10/4/04] Maintain the required landscape/utility separation distances on the
landscape plans.
Number: 77 Created: 12/9/2004
[6/9/05] Show and label all existing and proposed gas and electric mains.
[12/9/04] Will irrigation taps be needed for this project?
Perhaps a utility coordination meeting is needed for this development.
Number: 141 Created: 6/9/2005
[6/9/05] Re -align the proposed 8-inch water main, which runs internal to this
site, in order to maintain 5 feet separation between drainage pans and the
water main. Minimize the number of crossing of the water main and pans.
Number: 142 Created: 6/9/2005
[6/9/05] Eliminate lengthy fire hydrant laterals.
See site, landscape and utility plans for other comments.
**********************************************************************
The following comments & concerns were expressed at City staff review on
June 8, 2005:
Poudre Fire Authority:
1. The subdivision plat must dedicate the necessary 28' wide and 30' wide
emergency access easements.
Page 9
Department: Stormwater Utility Issue Contact: Glen Schlueter
Topic: General
Number: 1.40 Created: 6/9/2005
[6/9/05] The Stormwater Utility has now purchased Tract 2, so the plat will
need to be revised to show the new ownership. Tract 2 will no longer be a
drainage easement and the 10 Ft. wide trail easement may need to be changed
to a parcel reserved for a 10 Ft. wide trail, since the City cannot grant an
easement to itself. Please coordinate these revisions with the Engineering,
Legal, and Technical Service Departments.
Department: Stormwater Utility Issue Contact: Wes Lamarque
Topic: Stormwater
Number: 81 Created: 12/10/2004
[6/9/05]
[12/10/04] Coordination still needs to take place for the construction of the
bike/pedestrian path to the Mason Street Corridor. The Stormwater
Department will not pay for, construct, or maintain this path.
Department: Transportation Planning Issue Contact: David Averill
Topic: Overall Utility Plans
Number: 137 Created: 6/8/2005
[6/8/05] Are you proposing to stripe the "bulb outs" that create the inset
parking on Manhattan Avenue? This doesn't seem like it will be very effective.
The "bulb outs" need to be a hardscape to prevent people from parking on the
restricted areas that are close to the driveway entrances.
Topic: Transportation
Number: 78 Created: 12/10/2004
[6/8/05] There doesn't appear to be a wide enough easement shown. Please
revise.
[12/10/04] The proposed connection to the MTC multi -use path (currently
shown as 6' in width) needs to be 8' minimum per LCUASS. This applicant needs
to escrow the money for the trail connection to the Mason Transportation
Corridor multi -use trail as part of this project. This needs to be reflected in
the development agreement. In addition, there needs to be a 20 foot wide
public access easement dedicated where the future trail connection will be
made reflected on the plat. Please strike the wording "Future Connection to
Mason Street Corridor Shown for information only" from the utility plans. The
Page 8
LE
Department: Light & Power Issue Contact: Rob Irish
Topic: General
Number: 11 Created: 10/1/2004
[6/7/05]
[12/2/04]
[10/1/04] Need to show existing electric facilities on utility plan. Will need to
coordinate transformer and meter locations. Meters should be ganged on
buildings. Suggest utility coordination meeting for this site.
Number: 71 Created: 12/2/2004
[6/7/05]
[12/2/04] The routing of the primary feed to the existing transformer, shown
to be relocated on the demolition plan, looks to be located through the proposed
Building 3 footprint. This line will need to be abandoned or relocated at the
developer's expense. Please show existing electric lines on the utility plans.
Number: 128 Created. 6/7/2005
[6/7/05] Please show all electric facilities on the overall utility plan. You have
shown a couple of existing electric boxes but we still need to have the existing
electric lines located on the utility plan.
Number: 129 Created: 6/7/2005
[6/7/05] Coordinate with Light & Power on the placement of the ganged
electric meters so we won't have conflicts with gas meters.
Department: PFA Issue Contact: Michael Chavez
Topic: Plat
Number: 105 Created: 6/6/2005
[6/6/05] Drive isles shall be platted as an "Emergency Access Easement" on
the final plat.
Department: Police
Topic: General
Issue Contact: Joseph Gerdom
Number: 139 Created: 6/8/2005
[6/8/05] Fixtures (A) along east side of south garages will be obstructed by
Crabapples. C fixture appears to need cut off to avoid light to east of south
most parking lot.
Page 7
Number: 107 Created: 6/7/2005
[6/7/05] Something seems a little "off" with the typical street section. Are
these dimensions correct and do they match what's on the plan view. Also, the
typical street section is not in accordance with detail 7-5F. An 11' travel lane, a
6' bike lane, an 8' parking lane, and an 8' parkway is required. You can leave the
5' sidewalk at the back of row and make the parkway 10'.
Number: 108 Created: 6/7/2005
[6/7/05] Please provide a striping sheet showing the existing striping and how
your striping will tie into it. This will also help clarify comment 107.
Number: 112 Created: 6/7/2005
[6/7/05] Detail sheets - Please provide a detail for curb transitions along
Manhattan.
Number: 113
Created: 6/7/2005
[6/7/05] Detail sheets - Please provide the new pedestrian ramp detail and
design your ramps in accordance with it. I can email you the drawing if you
don't have it already.
Number: 114 Created: 6/7/2005
[6/7/05] There is a 15' maintenance access easement on the east side of the
property, south end. Who will be using this and for what? Shouldn't this be a
structural surface? Or shouldn't there be a rollover curb or drive cut here?
Number: 115 Created: 6/7/2005
[6/7/05] The 10' wide access drive to the north is new. Who is that for? If
it's for Stormwater, please contact Wes Lamarque and if it's for
Water/Wastewater, please contact Jeff Hill for their requirements. Also, the
VC shown where the drive comes out into the drive aisle will need to be changed
to rollover or please provide a drive cut. Please provide all appropriate details.
Number: 130 Created: 6/7/2005
[6/7/05] Please reference the soils report.
Page 6
Number: 120 Created: 6/7/2005
[6/7/05] From Technical Services: We did not find any information on the
Trail Easement on adjoining property. This easement will need to be obtained
by separate document. See engineering comments under "General".
Number: 121 Created: 6/7/2005
[6/7/05] From Technical Services: Please correct the project title to read
"Manhattan Townhomes" being a replat of ......
This correction needs to be carried out on all plan sets.
Number: 122 Created: 6/7/2005
[6/7/05] Tract One needs to change "access" to read "public access".
Number: 123 Created: 6/7/2005
[6/7/05] Define all abbreviations or spell them out.
Number: 124
Created: 6/7/2005
[6/7/05] Please update the plat language to our current version. I can email
the document to you if you email me at sjoy@fcgov.com.
Topic: Site
Number: 85 Created: 12/10/2004
[6/7/05] [12/10/04] Coordinate the comments under the other section and/or
plan sets so that all of the plan sets match.
Number: 138 Created: 6/8/2005
[6/8/05] What are the newly shown hatched areas on Manhattan Avenue for?
Topic: Utility Plans
Number: 88 Created: 12/10/2004
[6/7/05] Please correct all overlapped labeling.
[12/10/04] I've highlighted as many of the scanning problem areas as I could in
pink highlight (overlapping, min font size, etc). The shading makes the plan sets
very nice to read but unfortunately in doesn't scan at all. Could you use some
sort of hatching instead? We're open to anything but the shading. Scannability
is more of a final compliance issue but wanted to let you know early so that you
can set your sheets up early in the process.
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0
Number: 126 Created: 6/7/2005
[6/7/05] Please show all utilities & easements (dimensioned).
Number: 127 Created: 6/7/2005
[6/7/05] The maintenance access on the south side ... should this be a hard
surface so that the landscape isn't damaged by the trucks driving over?
Topic: Overall Utility Plans
Number: 111 Created: 6/7/2005
[6/7/05] Need to dimension all radii in accordance with LCUASS (specifically
the parking area along Manhattan Avenue).
Number: 133 Created: 6/7/2005
[6/7/05] Please show, label, define all tracts.
Number: 134 Created: 6/7/2005
[6/7/05] Please dimension all sidewalks.
Number: 135 Created: 6/7/2005
[6/7/05] Please station all driveways such that they can be located in the field.
Please provide spot elevations at all PCs.
Number: 136 Created: 6/7/2005
[6/7/05] Please show existing features within 150' of the property boundaries.
Topic: Plot
Number: 98
Created: 12/10/2004
[6/7/05] [12/10/04] From Technical Services - Boundary closes.
Number: 100 Created: 12/10/2004
[6/7/05] [12/10/041 Please provide a tract table that states who owns and
maintains the tracts.
Number: 101 Created: 12/10/2004
[6/7/05] [12/10/04] See comments under the other sections.
Number: 119 Created: 6/7/2005
[6/7/05] From Technical Services: Change Note #4 to Tract.
Page 4
Number: 109 Created: 6/7/2005
[6/7/05] All plan sets (site, landscape, utility, plat) must show the property in
its entirety (Tract 1 and 2). All plan sets must present the some information.
Number: 118 Created: 6/7/2005
[6/7/05] The plat is now indicating that a portion of the Mason Street Trail is
located offsite. This has changed from the previous submittal. To keep the
trail in this location, you will need to provide an offsite trail easement from the
effected property owner as well as a temporary construction easement OR pull
the trail back within your own property boundaries.
Topic: Eroding Sheet
Number: 93 Created: 12/10/2004
[6/7/05] (12/10/04] Drainage at the drive entrances needs to drain from the
back of the row into the site and then from the front of the row into the
street.
Number: 116 Created: 6/7/2005
[6/7/05] North end - the 10' wide maintenance road is not shown on this sheet.
Information shown needs to match from sheet to sheet.
Number: 117 Created: 6/7/2005
[6/7/05] Need to design both drive cuts in accordance with details 706 and
show it on the plan sheets ... can't just refer to the detail.
Number: 131 Created: 6/7/2005
[6/7/05] Please provide this statement:
The top of foundation elevations shown are the minimum elevations required for
protection from the 100-year storm.
Topic: Landscape
Number: 86 Created: 12/10/2004
[6/7/05] [12/10/04] Coordinate the comments under the other section and/or
plan sets so that all of the plan sets match.
Number: 125 Created: 6/7/2005
[6/7/05] Please label all tracts.
Page 3
Topic: Erosion Control
Number: 132 Created: 6/7/2005
[6/7/05] Please see Bob Zakely for erosion control notes specific to this
project.
Topic: Cenral
Number: 35 Created: 10/5/2004
[6/7/05] The emergency access drive still hasn't been dedicated on the plat.
Per the last meeting and agreement with PFA, the 30' section will stay as
currently shown and all 24' wide areas shall be 28'.
[12/10/04] I see that you have added the 30' drive aisle (thank you), may need
emergency access easements dedicated through the parking lot for PFA. Please
call Ron Gonzales with PFA for his requirements.
[10/5/04] Please see PFA as soon as possible for their emergency access
requirements. Three story buildings require a 30' drive aisle.
Number: 87 Created: 12/10/2004
[6/7/05] The garage building envelopes have shifted into the emergency
access drive and need to be nulled back out of it. No structures or overhangs
are allowed in the EA drive (still needs to be dedicated).
[12/10/04] No structures of any kind (including foundations) are allowed in
easements or in Tract 2. The garage across from bldg 3 appears to be right on
the tract or future property line.
Number: 90 Created: 12/10/2004
[6/7/05] Per the terms of the sale agreement of the open space/detention
area to the City, this development is responsible for designing and constructing
the Mason Street Trail. Please provide enough information to construct the
trail including a curve table, construction materials, etc. Please see Craig
Foreman with Parks for trail requirements.
(12/10/04] This project is responsible for designing and constructing the
sidewalk connecting to the Mason Street Corridor. Cash in lieu of the actual
construction in the form of an escrow is currently under discussion and hasn't
been decided at this time. Also, the sidewalk needs to be at least 8' wide
where it leaves the parking lot to the east. A public access easement needs to
be dedicated on the plat and shown on all plan sets.
Page 2
Lagunitas Companies
c/o Jon Prouty
3944 JFK Parkway
Fort Collins, CO. 80525
STAFF PROJECT REVIEW
Date: 06/10/2005
Staff has reviewed your submittal for MANHATTAN TOWNHOMES - FINAL
PLAN - TYPE 1 (LUC), and we offer the following comments:
ISSUES:
Department: Current Planning
Topic: 6enerol
Issue Contact: Steve Olt
Number: 143 Created: 6/10/2005
[6/10/05] Carl Jenkins of the United States Postal Service offered the
following response to this development request:
Mail Service: Centralized delivery of a minimum of 2 centralized box units
(CBU, industry type III) required. Revise the plan to show the required
CBU locations as approved by the U.S. Postal Service. In all cases the
CBU's must be located in the public right-of-way or a designated easement.
Be advised that the responsibility of purchase and maintaining the CBU's
with concrete pads is that of the owner/developer/builder/HOA. Prior to
occupancy within the development approved mail receptacles must be in
place. A Delivery Agreement must be in place prior to any delivery of mail.
Please contact Carl Jenkins, Growth Coordinator, U.5. Postal Service, 301
East Boardwalk Drive, Fort Collins, CO., phone # 970-225-4130, cell #
970-214-3668,fax # 970-225-4139.
Department: Engineering Issue Contact: Susan Joy
Topic: Demo Plan
Number: 110 Created: 6/7/2005
[6/7/05] Note that the right of way was vacated by Ordinance #38 1993.
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