HomeMy WebLinkAboutEAST RIDGE - FDP - 33-98F - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONSthe City and the consultants, it was agreed that at final the water lines locations would be
shifted within the street section to minimize the number of crossings, use of elliptical storm
lines will be investigated and sleeving of services will be provided when appropriate. .
Response: CROSSING ISSUES HAVE BEEN COORDINATED WITH ELCO.
Department: Zoning Issue Contact: Peter Barnes
Topic: zoning
Number: 3 Created: 4/4/2005
[i 1/23/05] .Note #3 on plat sheet 1 of 10 states that all lots have a 3' drainage easement on
each side yard lot line. The plat no longer shows this easement on the plat sheet for the lots
in question. However, this note will need to be amended to clarify that there actually isn't an
easement on the side lot lines.
Response: The note has been revised to clarify that the easements that are shown on, the
plat are 3'storm drainage easements.
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[7/26/05] Sheet SP-4 shows the'l0 lots for the attached single family units. However, if
these lots contain the 3' side yard easement that is typical on all the lots, then -attached units
won't work. I don't have a plat to review with this round, but if they haven't removed the
easements, they'll have to do so.
[4/4/05] Their project note #7 and their response number 4 on their Conceptual Review
letter response indicate that there are 3 housing types proposed with this PDP. However,
only 2 housing types are listed in the Unit Type Summary on Sheet SP-2 of 8. The Code
requires 3 housing types in each PDP over 45 acres in size. Even if there are 3 housing
types -in the ODP, that doesn't satisfy the requirement that 3 are required for this particular
PDP.. So I don't believe the "Future MF Tracts" count towards satisfying the requirement.
If you have any questions please -feel free to call me at (970) 484-1921.
Sincerely,
Matthew . lakely,
Project Landscape Architect
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Department: 'Stormwater-Water-Wastewater Issue Contact: Basil Harridan
Topic: 24-inch Raw Water Irrigation line
Number: 153 Created: 12/6/2005
[12/6/05] - Please'shift the proposed 24-inch irrigation water line to the north edge of Tract J
in order to allow the placement of a future box culvert outfall through the that area. Please
provide a cross -sectional view through that tact that would allow an outfall system to be built
through that area. It would be ideal if a 3046ot wide swath is left open from trees and other.
utilities which would allow the City to build the master planned box at a future date.-
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Response: IRRIGATION WAS MOVED AS FAR NORTH /N TRACT J AS IT COULD BE. A
CROSS-SECTION WAS PROVIDED PRIOR TO THIS SUBMITTAL.
Topic: Drainage through the Future Park site.
Number: 151 Created: 12/6/2005
[12/6/05] Grading. in future park area'needs to be worked out so that the site
accommodates detention while still allowing the park to have flexibility in design. This
grading should be agreed to with the park and stormwater prior to plan approval. A meeting
should be set up with myself from Stromwater and Craig Foreman from Park Planning and
Development to finalize the proposed grading on the park site prior to final plan submittal.
No forebay is proposed on one of the outfall locations off of Sykes Drive please adjust or
show better how the proposed swale will act as a sediment forebay.
3 pipes are shown coming through the park site. It would be preferable if these are
consolidated into one box culvert in order to maximize future use by the park.
Response: GRADING HAS BEEN COORDINATED, THE IRRIGATION POND WILL SERVE
AS A FOREBAY NOW AND THE 3 PIPES HAVE BEEN ELIMINATED, WITH A LOW -FLOW
CHANNEL AND SINGLE PIPE CONFIGURATION SHOWN NOW
Topic: Erosion Control
Number: 160 Created: 12/7/2005
[12/7/05]
December 6, 2005
At final, please provide a complete sediment construction management plan with required
report, documents, and calculations.
Response: A STORMWATER MANAGEMENT PLAN HAS BEEN SUBMITTED.
Topic: Storm Line ST-9
Number: 154 Created: 12/6/2005
[12/6/05] That Line will be taking off -site flows from the north. Please size the stub under
Barnstormer Street such that it will accommodate the 270 cfs.off-site flow from the north.
Response: STUB HAS BEEN SIZED ACCORDINGLY.
Topic: Utility Crossings
Number: 152 Created: 12/6/2005
[12/6/05] There are several utility crossings between the water line and services and the -
storm lines especially the 72-inch line that could create problems. In a meeting with ELCO
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Response: SECTIONS HAVE BEEN REVISED.
Topic: Utility Plans
Number: 148 Created: 11 /22/2005
[11/22/05] Final Compliance. Please add a blank signature line to the end of the list just in
case we have to have a random signature on some of the pages. Thank you.
Response: WE WOULD LIKE.TO DISCUSS THIS REQUIREMENT WITH CITY STAFF. IF
DEEMED NECESSARY, WE WILL UPDATE FOR NEXT SUBMITTAL. .
Department: Light & Power Issue Contact: Janet McTague
Topic: Landscape Plans '
Number: 139 Created: 11/18/2005
[i 1/18/05] Please add a light between lots 4 and 5 on Block 13
Response: A streetlight will be added on the next submittal.
Number: 140 Created: 11 /18/2005
[11/18/05] On block 5 a light was relocated between lots 9 and 10. The maximum distance
between lights in this area is 320'. ,
Response: The streetlights in this area have been placed to avoid other utility conflicts. If
necessary the light between lots 16 and 17 could possibly move to the west one lot line to
reduce the distance.
Number: 141 Created: 11 /18/2005
[11/18/05] Please add a streetlight between lots 17 and 18 on block 22
Response: A streetlight has been added between lots 16 and 17 due to other utility conflicts.
Topic: Overall Utility Plan
Number: 142 Created: 11 /18/2005
[11/18/05] 1 have some concerns about the paired water services. In some places the
paired services, fire hydrants and storm drains leave no room for electric facilities.
Preliminary designs have been discussed in the utility coordination meetings and one
solution was to show all utilities on the utility plan. I know it's costly to place electric facilities
on the utility map, so maybe we can simply meet and resolve specific issues rather, than
putting all facilities on the map.
Response: ELECTRIC FACILITIES HAVE BEEN ADDED TO OVERALL UTILITY PLAN.
Department: Natural Resources Issue Contact: Doug Moore
Topic: General
Number: 150 Created: 11 /30/2005
[11/30/05] No remaining issues. ,
Response: Acknowledged.
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[4/20/05] The porkchop in Timberline may not be adequate in the interim to control the
movement. Will need to look at this more and discuss with Eric.
Number: 43 Created: 4/20/2005
[i l/22/05] Final Compliance - call dut the appropriate detail for the sidewalk culverts from
the alley to the street (D10-13) on.sheet roc.
Response: DETAIL WAS ADDED FOR SIDEWALK CHASE.
[8/2/05] No more than 500sf of surface area may drain over a public sidewalk.
[4/20/05] Will need sidewalk culverts at all Alley intersections to take the drainage out to the
street. Cannot drain over sidewalk. .
Number: 44 Created: 4/20/2005
[11/22/05] Final Compliance. The -comment still needs to be addressed.
Response: VERTICAL CURVES ARE PER ABOVE MENTIONED DETAILS.
[8/2105] [4/20/05] Vertical crest and sag curves must be in -accordance with details 7-17
and 7-18.
Number: 127 Created: 8/5/2005
[11/22/05] Final Compliance, repeat for all stubbed out streets.
Response: ACKNOWLEDGED.
[8/5/05] Sheet 38 - please provide 500' of offsite preliminary design. .
Number: 143 Created: 11 /22/2005
[11/22/05] Final Compliance - We don't want the sidewalks and street trees installed along
any undeveloped tract and in FC, we'll want the various plan sets to be clearly labeled as
such and we'll need an estimate for the uninstalled items for our review and approval. Once
agreed upon, that amount will need to go in the DA and escrowed prior to the first building
permit.
Response: THIS WILL BE COORDINATED WITH OUR CLIENT AND REVISED FOR NEXT
SUBMITTAL.
Topic: Striping Plans
Number: 146 Created: 11 /22/2005
[11/22/05] Final Compliance. Please separate the striping and street plan and profile
sheets and create a striping plan sheet.
Response: SEPARATE SHEETS HAVE BEEN PROVIDED FOR P&P'S AND STRIPING.
Topic: Typical Street Sections
Number: 145 Created: 11 /22/2005
[11/22/05] Final Compliance. The typical street sections still aren't correct. Please
dimension using engineering scale just like shown in Figure 7-9F. The parkway will be 7'
instead of 6where the VC is used instead of Rollover.
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Department: Engineering Issue Contact: Sheri Wamhoff
Topic: Plat
Number: 161 Created: 12/8/2005
[12/8/05] Comments from Technical Services: `
1. Boundary and legal close.
2. Subtitile and legal describe property incorrectly, include NW 1/4 Sec 9.
3. The °proposed row" at the west side needs to be dedicated as row.
4. Blocks need to be physically described and shown with separate line type and text style.
5. Where the "proposed" international blvd crosses into this plat why is it not dedicated as
row (on this plat)? The portion on this plat will need to be dedicated with, this plat.
6. Minor red lines - see plat.
Response: ACKNOWLEDGED.
Department: Engineering Issue Contact: Susan Joy
Topic: Plat
Number: 147 Created: 11/22/2005
[11/22/05] Final Compliance. Alley's require an V UE but the plat and utility plan and
profiles are showing a 9'. OK to give more but not required.
Response: ACKNOWLEDGED.
Topic: Site Plan
Number: 144 Created: 11/22/2005
[11/22/05] Final compliance. Please dimension the parkway widths on each side of the
street from block to block since they will be varying.by one foot depending on the curb type
used.
Response: The Parkway widths have been added to the Site Plan.
Topic: Street Design _ •
Number: 26 Created: 4/20/2005 '
[11/22/05] The variance request has been approved. Please note it as such on line 48 of
the General Notes section.
Response: NOTE HAS BEEN REVISED.
[8/2/05] No decision has been made at this time pending more design information on the
plans.
[4/20/05] Right Turn Variance on Timberline — will discuss with Eric next week. I may need
more information (like striping plans, street section,.etc) from you before we can make a
determination.
Number: 42 Created: 4/20/2005
[11/17/05] Final Compliance.
Response: • THE PORKCHOP HAS. BEEN REMOVED FROM THE DESIGN PER
DISCUSSION WITH CITY STAFF.
[8/2/05] This configuration is insufficient and will not be approved. A larger median will be
necessary to prevent the left turn movements from Citation.
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[4/20/05] This development is responsible for the design and construction of International
along its frontage. Need an interim and ultimate design for your street stubs to it. Will need
to provide an estimate for the construction of the street stubs to the property line for our
review and approval. That amount will go into the DA.
Number: 28 Created: 4/20/2005
[11/22/05] Final Compliance - all plan sets need to clearly mark the parkway'widths
because of the varying curb type from side to side and block to block.
Response: A NOTE WAS ADDED TO STREET SHEETS THAT STATES ALL C&G IS
DRIVE -OVER UNLESS CALLED -OUT ON PLANS, SO AREAS THAT VARYARE
LABELED
[8/2/05] It is alright to use the 53' row in all conditions because the parkway will just be
wider on the side with the vertical curb. The plans need to be very clear with what's
happening and where. Right now there are conflicting typical cross sections that need to be
cleaned up.
[4/20/05] All local streets have been designed and platted with 53' of row BUT you have
some streets with VC both sides, some streets with rollover both sides, and some streets
that mix and match. 53' of row is req'd for rollover both sides, 51' for VC both sides, and 52'
Where they are combined. You will need to provide separate typical street sections for each
of these occurances (4 possible configurations depending on what side of the street is VC
and rollover) and then list the street name from station xxxx to station xxxx underneath it.
The curb must be consistent from block to block, can't change the curb type mid block.
Number: 35 Created: 4/20/2005
[11/22/05] Final Compliance. Please see E6 and visit with JR in Tech Services to discuss
the scannability of the plan sets.
Response: TST HAS MET W/ JR.
[8/2/05] [4/20/05] See Appendix E6 for all scanning requirements.
Number;149 Created: 11 /28/2005
[11/28/05] This review was preliminary in nature and only addressing items needed to go to
public hearing. A more detailed review and comments will be given at the time of Final
Compliance. Detailed comments on Final Compliance items will be provided at that time.
Response: Acknowledged. ,
Topic: Landscape Plans
Number: 91 Created: 4/25/2005
[11/22/05] Final Compliance - the plans.look much better but it wouldn't hurt to meet with JR
in Tech Services before going to mylar when we're ready for that.
[8/5/05] [4/25/05] Please see Appendix E6 for scanning requirements. These sheets will
not scan well,and will not be accepted.
Response: Acknowledged. '
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Number: 159 Created: l 2/6/2005
[12/6/05] Conceptual Architectural Elevations. Add elevation of typical•attached unit.
Response: The single family attached elevations have been added to the Conceptual
Architectural Elevations sheet.
Department:. Engineering, Issue Contact: Susan Joy
Topic: Emergency Access
Number: 20 Created: 4/20/2005
[11/22/05] Ron Gonzales has requested a separate exhibit with the EA drive profile
overlayed with their truck template to make sure their trucks can negotiate the sags and
crest curves.
Response: Provided.
[8/2/05] Repeat. The emergency access easement shown or its proposed location. does not
meet PFA's minimum requirements. As stated below, this development is required to design
and construct a second point of access acceptable to PFA in both the interim and ultimate
conditions if you Want to pull building permits for the entire site. In order to determine if the
EA drive works in both the interim and ultimate, enough preliminary horizontal AND vertical
design is required on the plans before going to public hearing. Please provide a plan and
profile of the EA road as well as a plan and profile and show how it ties into Timberline in
both the interim and ultimate. If you can not show that the EA drive will work in the ultimate,
than only half the site will be allowed to pull building permits and this site would have to be
phased or done in separate filings (please see comment 21).
[4/20/05] This development as shown with is out of fire access. A second point of access is
required per Ron Gonzales with PFA. He has agreed to a temporary emergency access
lane off the north west side of the property in the interim BUT this may go away if the
over/under pass is constructed. If and when that happens, another acceptable secondary
point of access will be required prior to the release of future phases.
Topic: General ,
Number: 25 Created: 4/20/2005
[11/17/05] Just keeping the comment open through Final Compliance.
[8/2/05] The City agrees that the developer can provide an escrow for the cost of final
design and construction of that portion of International Blvd from its SE corner west to a
point representing the easternmost 1/3 of the wetland. The developer will be given the
option to credit this cost against the payment from the City for Timberline ROW costs. The
developer does not need to provide a final design for this roadway at this time, but does
need to provide a preliminary design of this roadway so that.drainage patterns and roadway
grades for the three street stubs that tie into International Blvd will be accommodated. The
city also agrees that the developer shall provide interim and ultimate designs for the three
street stubs to International Blvd and escrow the costs to construct the portion of the
roadways that will not be constructed with the development. It needs to be clarified that the
portion'of roadway adjacent to buildable lotsmill need to be constructed in accordance with
Section 24-95 of the City Code and Section 3.3.2(D)(6) of the Land Use Code. Estimates
for the escrow amounts must be submitted by a license professional engineer for the City's
review and approval and those amounts will be added into the Development Agreement.
Response: Acknowledged.
Page 2
March 5, 2007
Mr. Cameron Gloss
Current Planning Department
281 N. College Avenue
P.O. Box 580
Fort Collins, CO 80522
LANDSCAPE ARCHITECTURE
PLANNING
- RE: Project: East Ridge ENGINEERING
Response to City Comments, Project Development Plan GRAPHIC DESIGN
JSD Project No. 1894.3
Dear Cameron:
We have received comments from.City of Fort Collins staff, dated 12/20/2005, regarding our
submittal for the EAST RIDGE Project Development Plan (PDP) - TYPE I and have
incorporated responses to the comments in our FINAL COMPLIANCE documents (attached
with this letter). The following is our narrative response (in italicized text) to each of the
comments.
ISSUES:
Department: Current. Planning Issue Contact: Pete Wray
Topic. Planning .
Number: 155 Created: 12/6/2005
[12/6/05] The request for Alternative Compliance from the Street Pattern and Connectivity
Standards is not needed. The Block 14 length of over 700 feet is divided by a pedestrian
connection in middle of Block thus complying with the Standard.
Response: Acknowledged.
Number: 156 Created: 12/6/2005
[12/6/05] Label all Blocks on Site Plans, Landscape Plan&and Plat Sheets.
Response: All Blocks have been labeled.
Number: 157. Created: 12/6/2005
[12/6/05] Housing Types listed on Plat SP-2. Third housing type (Single Family Attached)
states 2.4 bedrooms. Is this meant to be 2-4 bedrooms?
Response: That is correct, the notation has been modified.
Number: 158 Created: 12/6/2005
[12/6/05] Single Family small lot and standard lot total on SP-2 Unit Type Table totals 384
units. I counted 383?
c
Response: We reviewed the count and I have come up with 384 total SF detached lots,
small lots (267) and standard lots (117).
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153 WEST MOUNTAIN AVENUE FORT COLLINS, COLORAD080524 P970.484.1921 F970.484.2443 INFO@JIMSELLDESIGN.COM JIMSELLDESIGN.COM