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HomeMy WebLinkAboutEAST RIDGE - FDP - 33-98F - CORRESPONDENCE - (8)This completes staff (and outside reviewing agencies) review and comments at this time. Red -lined plans from City departments are included with this comment letter. 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 April 13, 2007) as set forth in Section 2.2.11(A) of the Land Use Code. Be sure and return all red -lined plans when you re -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, Steve Olt, City Planner cc: Susan Joy East Ridge of Fort Collins, LLC TST Engineers Current Planning file #33-98F Page 11 Topic: SWMM analysis Number: 166 Created: 4 / 3 / 2007 [4/3/07] No SWMM analysis was provided for the site. Please provide supporting UDSWMM analysis. Retention pond should be designed to accommodate two times the one hundred year generated volume with a 1 foot freeboard, not 1.5 times as stated in the report. Topic: Utility Crossings Number: 152 Created: 12 / 6 / 2005 [4/3/07] [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 the 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. Number: 187 Created: 4 / 6 / 2007 [4/6/07] There are numerous utility crossings without the recommended 18" clearance. We can live with a 12 inch clearance, but anything less than that should be adjusted. The note on the storm sewer profile calls for storm sewer to be wrapped with adhesive tape when crossing water lines. Please provide manufacturer info on specified wrap material. The off -site sanitary line crosses the Cooper Slough floodplain and wetlands. Any such crossing shall meet all City environmental standards and regulations. Please refer to Dana Leavitt City Environmental planner for details. A 404 permit from the Army Corps of Engineers as well as a floodplain use permit. Please add notes indicating that the crossing will be done within limits of construction. Show limits of construction on plan. Call out floodplain and floodway limits on plan. Call out a re -vegetation plan for all disturbed areas. Department: Zoning Issue Contact: Peter Barnes Topic: zoning Number: 164 Created: 3 / 9 / 2007 [3/9/07] Project Note #19 on sheet SP-2 states that the SF attached units are on lots 9-15 of Block 5. Actually, they are on lots 9-18 of Block 5. So the note needs to be changed to reflect Lots 9-18. Page 10 Topic: Plat Number: 165 Created: 4 / 3 / 2007 [4/3/07] Please designate Tracts J and K as drainage easements as these will.be used for future drainage improvements. Topic: Retention Pond Number: 192 Created: 4/ 10/2007 [4/ 10/07] Some mechanism of emptying the pond between rainfall events is needed, since the pond might be full from a previous storm when another storm occurs. A pumping system into the pipe outfall is needed. Topic: Storm Line ST-9 Number: 154 Created: 12 / 6 / 2005 [4/3/07] Please provide tables in the report that would identify UDSEWER nodes and reference them to Manhole numbers. [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. Topic: Storm sewer profiles Number: 189 Created: 4 / 9 / 2007 [4/9/07] Please add notes to storm line profiles indicating that all storm lines shall have water tight joints to conform with ASTM C443. Add a note stating that all storm sewer installation shall be inspected by the City. Add a note stating that all storm sewers in the right of way shall be owned and maintained by the City of Fort Collins. It seems that all the storm sewers will be City owned and maintained except for the line exiting the pond and tying into the Lake Canal. Topic: Street capacities Number: 174 Created: 4 / 3 / 2007 [4/3/07] Street capacities seem to be exceeded in several streets, please explain how these are handled. Provide a street capacity analysis for Timberline in order to assess whether a storm sewer should be stubbed out for the future Timberline Road construction. Page 9 Topic: Erosion Control Number: 160 Created: 12 / 7/ 2005 [4/3/07] Erosion control escrow calculations were not provided. Please provide a silt fence on the downstream end of the berm on Baker property. [12/7/05] December 6, 2005 At Final, please provide a complete sediment construction management plan with required report, documents, and calculations. Topic: Grading Plan Number: 171 Created: 4 / 3 / 2007 [4/3/07] Please provide a copy of grading agreement on Barker property. Provide swale B-B cross-section. No forebay area was shown in storm outfall into park area. Please provide one. Topic: Groundwater in irrigation pond Number: 167 Created: 4 / 3 / 2007 [4/3/07] Has the level of groundwater in the proposed retention pond area been investigated? Please provide supporting documentation proving that the proposed retention pond will not cause groundwater to surface. An additional boring located at the retention pond location would be helpful. Topic: Inlet Analysis Number: 172 Created: 4 / 3 / 2007 [4/3/07] There are several inlets where flows exceed inlet capacities. Please provide explanation in report as to how these will be handled. Topic: Landscape Plans Number: 188 Created: 4 / 9 / 2007 [4/9/07] Can the trees in Tract J be moved further south so that trunks are not right at edge of clear zone. Topic: Pipe transition in Park Number: 191 Created: 4/ 10/2007 [4/ 10/07] The 72 inch pipe in the park transitions to a smaller 48 inch pipe with a bubbler inlet. Due to maintenance concerns on the trash rack above, this design does not conform with our safety criteria. Please use a larger size pipe to the pond. Page 8 located technically in the Cooper Slough Boxelder basin, it is impacted by this overflow, which is detailed in the Dry Creek master drainage plan. Topic: Details Number: 190 Created: 4 / 9 / 2007 [4/9/07] Please provide details for the pond outlet structure. Topic: Drainage Report Narrative Number: 173 Created: 4 / 3 / 2007 [4/3/07] .Please expand narrative to explain what master plan requirements are for the site and how they are being met, especially with regard to the Black Hollow update area. Please note that these plans are being sent to ACE for them to review and analyze the implications of this site on our drainage master plans. Topic: Drainage through the Puture Park site. Number: 151 Created: 12 / 6 / 2005 [4/3/07] Provide design for overflow swale in Park. Park Grading should be agreed to with Parks Department representative so that area can accommodate master plan detention requirements. Pond outlet elevation needs to be in conformance with Dry Creek Master Plan update for the Black Hollow Basin. Future pond outlet may have conflict with proposed water lines and fittings [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 Stormwater 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. Page 7 Number: 44 Created: 4/ 20/ 2005 [4/ 12/07] Repeat comment. Minimum VC's haven't been met on Sykes. [11/22/051 Final Compliance. The comment still needs to be addressed. [8/2/05] [4/20/05] Vertical crest and sag curves must be in accordance with details 7-17 and 7-18. Department: PFA Issue Contact: Carte Dann Topic: fire Number: 177 Created: 4 / 4 / 2007 [4/4/07] STREET ACCESS: Per applicant response and previous meetings with Ron Gonzales of PFA, an Emergency Access Easement will be dedicated on the plat, meeting the requirement for various phases of construction, for an acceptable second point of access for emergency vehicles. When and if connectivity to adjoining property is available, access can be taken from those connecting streets, if they meet PFA standards for separation distance. The EAE shall be visible by painting and/or signage, a minimum of 20 feet wide, and maintained unobstructed at all times. Some type of barricade probably will be needed at each end of the EAE, to prevent use by non -emergency vehicles. Contact Carie Dann for specifics on signs, barricades, etc. Number: 178 Created: 4 / 4 / 2007 [4/4/07] STREET NAMES: Hawker and Katana are too close to existing street names and are not permitted. Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Topic: 24-inch Raw Water Irrigation line Number: 153 Created: 12 / 6 / 2005 [4/3/07] [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 30-foot 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. Topic: Canal Overflow (Larimer and Weld) Number: 120 Created: 8 / 5 / 2005 [4/9/07] [8/5/05] According to the Dry Creek master plan, the Larimer and Weld Canal has a spill upstream of this area of 290 cfs (Conveyance Element 953). These flows will need to be routed through this site. This spill is shown on the approved Dry Creek master plan. Even though this site is Page 6 joint irrigation pond could be located. The plans at this time appeared to work for the park and for the development. I do remember talking to the engineers about the potential to reduce the size of some of the stormwater pipes on the west side of the park and have some stormwater flow in a small swale to the irrigation pond area. The direction was that we would still need slopes that people could walk across for access to the park. The current plans are showing a major change in the configuration of the irrigation pond area and a major swale along the west side of the park. From the meeting with Susan, Basil and Anderson Consulting yesterday it appears the current plan needs considerable discussion to make it comfortable for Stormwater and myself. The main points for the park are: 1. The steep swale along the west side of the park is not acceptable. 2. The large and deep irrigation/detention pond is not acceptable. 3. The park can not be inundated with stormwater flows to an extent that prevents the development of the park with restroom, shelter, playground, etc. I gave Susan and Basil some criteria for the park that should help with this item. Topic: Plat Number: 186 Created: 4 / 6 / 2007 [4/6/07] From Technical Services: 1. Boundary and legal close. 2. Does this plat accommodate future International Boulevard, as shown on the Master Street Plan? 3. Many line over text issues - scanning problem. 4. Block Boundaries - distances through 45 degree alleys - make block boundaries unique. 5. Site Plan does not need all the bearing and distance information. Topic: Street Design Number: 43 Created: 4/20/2005 [4/12/07] [11/22/051 Final Compliance - call out the appropriate detail for the sidewalk culverts from the alley to the street (D 10-13) on sheet xx. [8/2/05] No more than 500 s.f. of surface area may drain over a public sidewalk. [4/20/051 Will need sidewalk culverts at all Alley intersections to take the drainage out to the street. Cannot drain over sidewalk. Page 5 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 [4/ 12/07] [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 lots will 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. [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: 35 Created: 4 / 20 / 2005 [4/ 12/07] Still have some problems with overlapping text on the utility plans ... I've highlighted most of it in pink so you can see where the problems are. Some of the spot elevations were hard to read and because the street elevation may change due to minimum cover issues over the utilities, thought I would hold off on reviewing the spot elevations until the next round. [ 11 / 22 / 05] Final Compliance. Please see E6 and visit with JR in Tech Services to discuss the scannability of the plan sets. [8/2/05] [4/20/051 See Appendix E6 for all scanning requirements. Number: 193 Created: 4/ 12/2007 [4/ 12/07] From Park Planning: My last look at this project was in November of 2005 when the plans came around for development review. We are still interested in the park site location. We had also seen where the Page 4 Number: 198 Created: 4/ 13/2007 [4/ 13/07] City staff has not received any comments from Boxelder Sanitation District, the sanitary sewer provider for this development. Therefore, please work directly with the District regarding their requirements. Department: Current Planning Issue Contact: Dana Leavitt Topic: Utility Plans Number: 179 Created: 4 / 4 / 2007 [4/4/07] Revise signature block from Natural Resources to provided title (by Current Planning) on the following sheets: Cover Sheet, General Conditions & Specifications Sheet, Master Grading Plan, Detailed Grading Plans, Number: 183 Created: 4 / 5 / 2007 [4/5/07] Add notes to Grading and Erosion Control Notes: Stockpiling of wetland soils per the Wetland Mitigation Report. Include a maximum height of stockpiles. Department: Engineering Issue Contact: Susan Joy Topic: Emergency Access Number: 20 Created: 4 / 20/ 2005 [4/ 12/07] Please provide the exhibit below and extend the profile on the plan and profile sheets out at least 50' to show how it will tie into the existing. [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. [8/2/05] Repeat. The emergency access easement shown or its proposed location does not meet Poudre Fire Authority's (PFA) 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 Page 3 Number: 176 Created: 4 / 4 / 2007 [4/4/07] Delineate existing 100' wetlands buffer and final wetlands buffer separately to reflect buffer from edge of mitigated wetlands. Department: Current Planning Issue Contact: Steve Olt Topic: Parks Number: 169 Created: 4 / 3 / 2007 [4/3/07] Craig Foreman, Parks Planning, indicated that the proposed park site (south central portion of the development plan just north of the open space/detention/wetland/irrigation storage area) is fine. However, based on the current Final Plans he has several additional comments (see Number 193, 4/ 12/07). Topic: Post Office Number: 170 Created: 4 / 3 / 2007 [4/3/07] Bonnie Ham of the U.S. Postal Service (USPS) indicated that the developer must provide neighborhood mail boxes. USPS will require a minimum of 25 Type III CBU's. They must be installed at agreed -upon locations. Department: Current Planning Issue Contact: Dana Leavitt Topic: Railroad Number: 182 Created: 4 / 5 / 2007 [4/5/07] Show Limits of Development on Site Plans. Department: Current Planning Issue Contact: Steve Olt Topic: Site Plan Number: 168 Created: 4 / 3 / 2007 [4/3/07] The year in the signature blocks on the cover sheet of the Site Plan set must be changed to 2007 (from 2005). Number: 196 Created: 4/ 12/2007 [4/ 12/07] In the LEGEND on Sheet SP-2 of the Site Plan set there is a symbol for "Existing Tree/Trunk Cluster to Remain"; however, there does not appear to be any of these shown on the Site Plans. Number: 197 Created: 4/ 12/2007 [4/ 12/07] Please see Sheet L1 of the Landscape Plan for a minor revision to the LANDSCAPING ASSURANCES statement. Topic: Utility Plans Number: 194 Created: 4/ 12/2007 [4/ 12/07] Darwin Williams of ELCO indicated that their remarks were included on red -lined utility plans that have been returned to the developer's engineer. Page 2 City of Fort Collins Jim Sell Design, Inc. c/o Matt Blakely 153 W. Mountain Ave. Fort Collins, CO 80524 STAFF PROJECT REVIEW Date: 04/ 13/2007 Staff has reviewed your submittal for EAST RIDGE PDP - FINAL PLANS, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: General Number: 195 Created: 4/ 12/2007 [4/ 12/07] Dana Leavitt, the City's Environmental Planner, has provided his comments on a FINAL PLAN COMMENT SHEET and red -lined Landscape, Master Grading, and General Notes & Specifications Plans. Department: Current Planning Issue Contact: Dana Leavitt Topic: General Number: 184 Created: 4 / 5 / 2007 [4/5/07] Development Agreement and HOA documents are to include provisions for the protection of the wetlands as articulated in the Wetland Mitigation Report. Number: 185 . Created: 4 / 5 / 2007 [4/5/07] Further coordination with Basil Hamdan and Dana Leavitt for preserving the integrity of the wetlands is needed to satisfy the City that the depth of the irrigation pond will not lower the water table within the wetland area, causing further degradation. Topic: Grading Plan Number: 180 Created: 4 / 5 / 2007 [4/5/07] Grading around 3 cottonwoods designated to be protected is in conflict with Section 3.2.1(G) standards as articulated on L-9, Existing Tree Mitigation Plan. Number: 181 Created: 4 / 5 / 2007 [4/5/07] Show Limits of Development on Grading Plans, Erosion Control Plans and Phasing Plans. Topic: Landscape Plans Number: 175 Created: 4 / 4 / 2007 [4/4/07] Show Limits of Development on L4, L5, L6 and L8. Page 1