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HomeMy WebLinkAboutWATER'S EDGE @ RICHARD'S LAKE - PDP - 58-86J - CORRESPONDENCE - (14)Number: 3 Created:. 5 / 1 / 2006 [5/ l/06] Additional landscape screening for well from lots 321-325 on Navigator Way as well as on one side from houses in Hearthfire PUD 1st which back up to well. Number: 4 Created: 5/ 1 / 2006 [5/ 1 / 06] Indicate street names on landscape plans. This represents 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 May 17, 2006) 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, *tevet City Planner cc: Susan Joy Vignette Studios Stantec Skyland Meadows Developments, Ltd. Current Planning File #58-86J Page 13 9 u Topic: Stormwater- Modifications to the Richard's Lake original detention outlet Number: 57 Created: 5/9/2006 [5/9/06] Since this project proposes to release into the Richard's Lake outlet outlet pipe, please show how the first filing pond outlet system will be modified to remove the retention and retrofitted into a detention outlet. Topic: Stormwater- Release into Richard's Lake Number 59 Created: 5/9/2006, [5/9/06] It seems from the grading Plan that there will be some release from the back of the lots along Brightwater Drive with no treatment, the grading does not show how these will be conveyed into a water quality treatment area prior to being released into Richard's Lake property. Topic: Stormwater- Detention Pond Grading Number: 61 Created: 5/9/2006 [5/9/06] The design of Detention Pond 1 shows two tiered walls surrounding the whole pond. -This design will need to provide maintenance access. Retaining walls will need a structural design at final, and it is strongly suggested that the pond be appropriately landscaped to enhance its aesthetics. Topic: Stormwater- Detention Pond Variance Request Number: 62 Created: 5/9/2006 [5 / 9 % 06] The variance request to allow for the water quality portion of the detention to be included in the quality volume would be allowed as long as a full foot of freeboard is still provided. Right now even with that variance only 0.86 ft of freeboard would be left. Topic: Stormwater- Grading Number: 83 Created: 5/ 12/2006 [5/ 12 / 06] Please make sure all grading is contained on -site especially for the north area along the Sierra Monte Heights subdivision as any grading in that area would be very controversial. Topic: Stormwater- Off-site.Flows Number: 84 Created: 5/ 12/2006 [5/ 12/06] Please document in the report how the off -site areas that are contributing flows toward this development were calculated. Department: Zoning Issue Contact: Gary Lopez Topic: Zoning. Number: 2 Created: 5 / 1 / 2006 [5/ 1/06] Vicinity map showing project site (grid lines) appear to be mis- located east of County Rd. 11 Page 12 Number: 86 Created: 5/ 15/2006 [5/ 15/06] Please ensure that Tracts A, C, D, E, and F are designated as public access easements. Number: 87 Created: 5/ 15/2006 [5/ 15/06] Need ramps at the trail crossing of Navigator. Number: 88 Created: 5/ 15/2006 [5/ 15/06] Remove the ramps at the apex's of Jetty Ct., Fleet Ct., and Companion Ct. please. Number: 89 Created: 5/ 15/2006 [5/ 15/06] Please double check the cross -slopes of driving ways which cross sidewalks. The grade of the sidewalk cannot deviate over 2% and these crossings. Thanks. Number: 90 Created: 5/ 15/2006 [5/ 15/06] Please show some striping and design for the piece of Brightwater that is to be. taken from 'interim' to 'ultimate' with this proposal. Number: 91 Created: 5/ 15/2006 [5/ 15/06] Can we get the ramp configurations at Brightwater/Fleet and Brightwater/Longboat to provide a straight crossing of the cross streets? See redlines for clarity. Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Topic: Stormwater- Ditch Company Approval Number: 56 Created: 5/9/2006 [5/9/06] Any drainage into the Richard's Lake will need to receive approval from the ditch company that owns that reservoir. Drainage tying into the Richard's Lake outfall, will need approval from the Windsor Reservoir Ditch Company. Topic: Stormwater- Drainage Design Number: 60 Created: 5/9/2006 [5/9/06]. The SWMM model used to design the, pond was only divided into 3 basins, the widths used in that SWMM model are very large resulting in smaller detention volumes. Please use realistic overland flow lengths, as the ones currently used are very large. Page 11 Number: 96 Created: 5/ 15/2006 [5/ 15/06] Scaling of the circulating roadway width indicates about 20-21'. The City recommendation is to hold the width no greater than 16' .fl-apron edge, unless justification is provided to consider wider. Number: 97 Created: 5/ 15/2006 [5/ 15/06] Traffic has safety concerns with the proposed medians at the intersection of Morningstar and Turnberry. These wide medians are problematic for left turning traffic as well as thru movement traffic. Left turns have increased ability to conflict and have a reduced ability to see advancing thru vehicles while trying -to make their left turn. The medians are acceptable further into the project but they need to be significantly reduced, or eliminated at the Turnberry intersection. Number: 98 Created: 5/ 15/2006 [5/ 15/06] Morningstar does not meet any of the LCUASS local residential spec's. As such Traffic is basically ok with the median configuration (except at the Turnberry intersection), but believe the parking should be inset/recessed parking, versus an on -street configuration. The proposed configuration is wide and we would prefer to see more curb line and the crosswalk locations at a position to the left of the parking area, to improve visibility between motorists and pedestrians. Number: 99 Created: 5/ 15/2006 [5/ 15/06] Per Fig 8-1 LCUASS and TIS Fig. 8'data, Turnberry @ Brightwater and Turnberry @ Morningstar require north bound left turn lanes. Number: 100 - Created: 5/ 15/2006 [5/ 15/06] Per Fig. 8-1 LCUASS, any arterial intersection requires left turn lanes. This development is increasing the north bound left turn volume 6 fold at Douglas Rd and Turnberry.. As such this development should provide the left turn lane or provide appropriate funding towards the future left turn . lane at Douglas Rd. Number: 101 Created: 5/ 15/2006 [5/ 15/06] This project has completed its intersection capacity reservation at Lemay and Vine. Department: Transportation Planning Issue Contact: David Averill Topic: Ped Connections Number: 85 Created: 5/ 15/2006 [5/ 15/06] Connection from Barnswallow Circle to Ganway; then through block as a more direct access to the future park. _ See redlined site plan for clarity. Page 10 Number: 77 1 Created: 5/ 10/2006 [5/ 10/061 The "private drives" do not meet the definition of private drive as specified in the FCLUC, and in single-family developments, a private drive can connect to only one public street or private street. Number: 78 Created: 5/ 10/2006 [5/ 10/06] Fire lanes are required in Blocks 9, 10 and 11. Minimum width is 20 feet and this must be maintained throughout the length of the fire lane. The fire lanes shall be visible by painting and signage, and maintained unobstructed. The fire lanes must be, designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only for, temporary fire lanes or at construction sites. The fire lanes are required to be designated on the plat as an Emergency Access Easement. Number: 79 Created: 5/ 10/2006 [5/ 10/06] The roundabout at Morningstar, and Brightwater must have rollover curbs. Department: Traffic Operations Issue Contact: Ward Stanford Topic: Traffic Number: 93 Created: 5/ 15/2006 [5/ 15/06] Per the Street Master Plan, Brightwater is the collector street and the portion of Morningstar west of the Parkside Dr is a Collector. The TIS indicates that more traffic will enter/exit the subdivision at Morningstar and Turnberry than at'Brightwater and Turnberry. The TIS needs to include the expected volumes on Morningstar (east and west of the Roundabout), and on the southern portion of Brightwater. Number: 94 Created: 5/ 15/2006 [5/ 15/06] The TIS indicates the possibility of some streets being "over classified" and a re-evaluation may be appropriate. At this time and per the City Traffic Engineer, the City is not adverse to the developer doing the work to achieve the re-classification. The City will act as the review and approval entity if the project development team chooses to undertake the reclassification work. Number: 95 Created: 5/ 15/2006 [5/ 15/06] Per the_ City Traffic Engineer, the Roundabout (Rbt) shown internal to the project is too large. The inscribe diameter should not be greater than 100'. The large size promotes faster circulation speeds. Speed profiles and fastest path drawings should be developed and submitted with the revised Rbt. Page 9 Department: PFA Issue Contact: Carie Dann Topic: Fire Number: 67 Created: 5/ 10/2006 [5/ 10/06] Per the Larimer County Rules of the Street, continuous streets need continuous names (Companion and Fleet line up, Zephyr and Outrigger line up). Number: 68 Created: 5/ 10/2006 [5/ 10/06] At the point where Gangway turns 90 degrees, it must be renamed (between lot 297/298 on plat sheet 5..). Number: 69 1 Created: 5/ 10/2006 [5/ 10/06] Companion Street and Companion Court are, not allowed, nor is Fleet Drive and Fleet Court. Once you use the street name, changing the "suffix" is not allowed (from Street to Court or Way or Lane, etc.). Number: 70 Created: 5/ 10/2006. [5/ 10/06] Windward is too much like Windwood, so it must be changed. Number: 71 Created: 5/ 10/2006 [5/ 10/06] Backwind Lane does not.need to exist. The two streets coming from either side keep their names up until the apex. Number: 72 Created: 5/ 10/2006 [5/ 10/06] Zephyr Road already exists, so it must be renamed. Number: 73 Created: 5/ 10/2006 [5/ 10/06] For addressing of single-family attached units, give each "cluster" a street number and also a unit letter. Number: 74 Created: 5/ 10/2006 [5/ 10/061 Address the properties consecutively on the courts, because west -odd, east -even does not work. Number: 75 Created: 5/ 10/2006 [5/ 10/06] Cul-de-sacs must not exceed 150 feet in length, or they require a turn -around. Number: 76 Created: 5/ 10/2006 [5/ 10/06] Minimum water supply for the MFD and SFA are 1,500 gpm.at 20 psi residual, with no structure farther than 300 feet to a fire hydrant, on 600-foot centers. Minimum water supply for the SFD is 1,000 gpm at 20 psi residual, with no structure farther than 400 feet to a fire hydrant, on 800- foot centers. Page 8 • 0 Number: 45 Created: 5 / 9 / 2006 [5/9/06] Streets have not been named in accordance with our street naming criteria. Suggest a meeting between PFA and Tech Services to clear up the issues as soon as possible. Topic: Utility Plans Number: 22 Created: 5/8/2006 [5/8/06] See Appendix E4 for all information that must be.shown'on the plans before going to hearing. Please complete the checklist and submit with the next round of review. Any information not shown on the plans required by the checklist will become a new comment that will need to be addressed before going to hearing. Number: 23 Created: 5/8/2006 [5/8/.06] Horizontal Control Sheet - Please label and dimension all sidewalks, crosspans, parking stalls, drive aisles, easements, etc. Number: 26 Created: 5/8/2006 [5/8/06] Please see Appendix E6 for scanning requirements. May need to change the scale and break some sheets into more sheets so that they scan properly. Number: 28 - Created: 5/8/2006 [5/8/06] Incomplete Legend. Number: 29 Created: 5/8/2006 [5/8/06] Sheet 13 shows an existing street stub or driveway on the north side of Brightwater just west of Longboat Way. This will need to be closed. Please provide a pedestrian ramp as required for a T-Intersection. Department: Light & Power Issue Contact: Bruce Vogel Topic: Zoning Number: 5 Created: 5 / 2 / 2006 [5/2/06] Trees must conform to streetlight/tree standards. Number: 6 Created: 5 / 2 / 2006 [5/2/06] Before specific comments can be made, I suggest that we have a. utility coordination meeting on this project with all participating utilities. There appears to be several areas that could cause some conflict. We will. also need to know what type of buildings are going in and possible meter locations. Also, is this project going to be built all at one time or phased? Page 7 • 0 Number: 36 Created: 5/9/2006 [5[9/06] Eyebrows must be designed in accordance with Figure 7-23, those shown are not. Number: 37 Created: 5/ 9/ 2006 [5/9/06] Sight distance triangles and calculations need to be shown on all plan sets and dedicated on the plat. Number: 38 Created: 5/9/2006 [5/9/06] Cul-de-sacs must be designed in accordance with Figure 7-19 and 7-21 with detached sidewalks. See 19.2.3 for minimum parking requirements in a cul-de-sac. Number: 43 Created: 5/9/2006 [5/9/06] The typical street sections on the utility plan cover sheet are incorrect. Please see chapter 7 in LCUASS and red -lines. Need an ultimate typical street section for Turnberry in addition to the two additional sections for Morningstar (if the median stays). Number: 44 Created: 5/9/2006 [5/9/06] This project is responsible for the design and construction of the interim along their Turnberry frontage plus a 1000' of preliminary design to the north and south. Some of the preliminary design" may have been done by the Lind development and may be used to fulfill all or a_portion of this requirement. This project is also responsible for the ultimate design along their frontage plus the 1000' offsite. Number: 46 Created: 5/9/2006 [5/9/06] Consistent -radii shall be used in accordance with 7.4.1.A.3 Number: 47 Created: 5/9/2006 [5/9/06] See 7.4.1.A.6 for transitions for roadway shifts and lane drops. Number: 48 Created: 5/9/2006 [5/9/06] See 3.6.6 for emergency access requirements. Number: 81 Created: 5/ 11 / 2006 [5/ 11 / 06] A striping sheet must be provided and approved before going to hearing. Topic: Street Names Number: 8 Created:. 5/ 8/ 2006 [5/8/06] Zephyr is already taken (south of Kechter, west of Timberline). Page 6 Number: 13 Created: 5/ 8/ 2006 [5/8/06] The median in Morningstar is being discussed and has not been approved as of yet. Number: 14 Created: 5 / 8 / 2006 [5/8/06] The T-Intersection at Gangway and Brightwater needs a pedestrian ramp on the north side. Number: 15 Created: 5/ 8/ 2006 [5/8/06] The intersection of Morningstar and Parkside needs pedestrian ramps on the east side. Number: 16 Created: 5 / 8/ 2006 [5/8/06] Remove the north south pedestrian ramps on Gangway. Number: 17 Created: 5/ 8/ 2006 [5/8/06] Richard's Lake subdivision stubbed out Barnswallow to your property line and this development is tying into it in such a way that.the existing street stub is left going nowhere. This development will need to turn the intersection into a T-Intersection and remove the existing street stub or realign your streets so they tie in better. Number: 18 Created: 5/8/2006 [5/8/06] Provide directional ramps on the north side of Brightwater and at Morningstar/Turnberry (currently showing the old radius style). Number: 31 Created: 5/9/2006 [5/9/06] The minimum centerline radius of 600' is not being met on Brightwater (minor collector). Please see chapter 7 in LCUASS for other standards not being met. Number: 32 Created: 5/9/2006 [5/9/06] Little to no information was provided for existing offsites within 150' of the project. The next submittal showing this information may trigger new comments and may require additional changes to the plan sets. Number: 33 Created:_ 5/9/2006 [5/9/06] Morningstar is considered a collector unless this development goes through the formal process to have it downgraded. No crosspans are allowed in collectors so the one at Morningstar and Turnberry will have to come out (unless the road is formally downgraded of course). Number: 35 Created: 5/9/2006 [5/9/06] No plan and profiles were given for any street in this submittal. Please see Appendix E4 for the minimum information required before going to hearing. Expect more comments to follow in the next round. Page 5 • • f future HOA and language as such will be included in the Development Agreement. Landscape medians must include drainage facilities to handle sprinkler runoff and nuisance flows. Refer to Appendix C for all other requirements. Topic: Pavement Management Number: 7 Created: 5 / 8/ 2006 [5/8/06] From Rick Richter: Some high swell soils, will need to address that in the pavement design later. Topic: Ped Connections Number: 9 Created: 5/8/2006 [5/8/06] Need to provide pedestrian connections to Beamreach and Catamaran Courts. Tract F needs to include an access easement in addition to drainage and utility easement specified. Number: 19 Created: 5/ 8/ 2006 [5/8/06] Provide enough space between lots 168 and 169 at the corner of Companion/Helmsman for the sidewalk connection in Tract A. Typically, an additional 2' is required on either side of the sidewalk at minimum but this might present landscaping problems. May want to make it wider or just put the whole width in concrete and widen -out the sidewalk 4'. Topic: Plat Number: 63 Created: 5 / 9 / 2006 [5/9/06] From Technical Services: Boundary and legal close but do not match. Several numbers do not match. Number: 64 [5/9/06] From Technical Services: easement. Created: 5 / 9 / 2006 Please show ties to oil radii. Locate Number: 65 Created: 5 / 9 / 2006 [5/9/06] From Technical Services: Does the City own Tract J? If so, it should be excepted out of ownership. Number: 66 Created: 5/ 9 / 2006 [5/9/06] From Technical Services: Sub title needs to be fixed to include unplatted area of Richards Lake and except out the City owned parcel. Topic: Street Design Number: 12 Created: 5 / 8 / 2006 [5/8/06] Only one typical section is provided for Morningstar when there appears to be three according to the horizontal control sheet in the utility plans. What are the typical sections for the remaining two? Will need to see these before any approvals are given. Page 4 Number: 82 Created: 5/ 11 /2006 [5/ 11 / 06] See redlines for other comments. Jim - we might want to go over the typical street sections before you resubmit. I noticed you're mixing curb types with this one and we need to make sure its real clear what goes where. Thanks!! Topic: Grading Number: 27 Created: 5/ 8/ 2006 . [5/8/06] Slopes can not exceed 4:.1 and grades at the back of walk must be flat to nearly flat for a minimum of 2'. Some areas have extremely steep slopes shown (not labeled) and may require a retaining wall. Utilities are another concern (no structures are allowed in utility easements). All lots less than 50' will need to show the driveway and utility locations on the plan sets to make sure everything fits, including the street tree. A utility coordination has been set for 2pm next Wednesday, the 17th of May to work out all the issues. All items must be resolved and approved by the utilities prior to going to hearing. Number: 40 Created: 5/9/2006 [5/9/06] Maximum drainage across a public sidewalk is 750sf or provide,a sidewalk chase. Number: 41 Created: 5/9/2006 [5/9/06] Sidewalk grades are an issue. It appears that you are exceeding maximum slopes per ADA requirements. Please label all sidewalk slopes where appropriate. Topic: Landscape Plans Number: 51 Created: 5/9/2006 [5/9/06] All landscaping within the medians must conform to the sight distance note. There may be sight distance issues with the landscaping within the medians at the intersections along Morningstar. Number: 52 Created: 5/9/2006 [5/9/06] Show all utilities. Number: 53 Created: 5/9/2006 [5/9/06] Show, dimension, label all sight distance easements. Number: 54 Created: 5/9/2006 [5/9/06] Show, label, dimension all easements, row. Number: 55 Created: 5/9/2006 [5/9/06] Landscaping in the median will not be maintained by the city nor will any damage to the road caused by the irrigation system. All landscaping/road damage must be maintained by the development and the Page 3 Number: 21 Created: 5 / 8/ 2006 [5/8/06] All sheets, all plan sets, need to show all existing features within 150' of the project boundaries so we can see how you're tying in and that all separation distances, street alignments, etc, are being provided. Number: 24 Created: 5/ 8/ 2006 [5/8/06] Need to dimension all sidewalks and trail widths. Number: 25 Created: 5 / 8 / 2006 [5/8/06] Is this project being phased? If so, each phase will need to meet emergency access requirements. Each phase must be stand alone and do not leave necessary improvements to future phases. Number: 30 Created: 5/9/2006 [5/9/06] A modification is required where street spacing exceeds 660'. This spacing requirement has been exceeded in numerous areas. Number: 42 Created: 5/9/2006 [5/9/06] Need to show the existing rights of way and what you are planning to have vacated. Will need legals and exhibits for each proposed vacation along with an $800 filing fee for each vacation. Larimer County Filing Fees also apply but those will be determined at a later time. Number: 49 Created: 5 / 9 / 200.E [5/9/06] Parking stalls need to be 9x19'. Can overhang a sidewalk up to 2' and reduce the parking stall to 17' but the sidewalk width needs to be increased an additional 2' to make up for it. Number: 50 Created: 5/9/2006 [5/9/06] Does the sidewalk between the MF units off Cruiser qualify as a major pedestrian spine in lieu of a public street? Will need a utility coordination to make sure the utilities can serve the MF areas as proposed. Number: 58 Created: 5/9/2006 [5/9/06] There are so many requirements not shown on the various plan sets that it is difficult to review this set with any detail. Some comments will change the layout slightly which may trigger more comments if the changes still do not meet standards. See LCUASS for all other standards and requirements not already commented on and bring the plan sets into conformance. More comments to follow when more detail is given. Number: 80 Created: 5/ 11 /2006 [5 / 11 / 06] Please contact Eric Bracke regarding the roundabout design. Page 2 f � STAFF PROJECT REVIEW City of Pcrt Collins Vignette Studios Date: 05/ 17/2006 c/o Don Tiller 144 North Mason Street, Suite 2 Fort Collins, CO 80524 Staff has reviewed your submittal for WATER'S EDGE AT RICHARD'S LAKE, PDP - TYPE II REVIEW, and we offer the following comments: Department: Current Planning Issue Contact: Tara Leman Topic: General Number: 1 Created: 4 / 20/ 2006 [4/20/06] Regarding Proposed Street Names: Backwind Lane, Companion Street, Cruiser Lane, Gangway Drive, Helmsman Street, Jetty Court, Navigator Way, Transom Lane, Windward Street, and Zephyr Street are acceptable street names and have been reserved in the Larimer County Street Inventory System. Companion Court cannot be used in conjunction with Companion Street. Fleet Court cannot be used in conjunction with the existing Fleet Drive. If you would like to submit additional names, please contact Tara Leman at 970-416-2283 or tleman@fcgov.com. Department: Engineering Issue Contact: Susan Joy Topic: General Number: 11 Created: 5/ 8/ 2006 [5/8/06] There is a trail shown on the Site Plan parallel to Barnswallow Circle in Tract F that does not appear on the utility plans. Number: 20 Created: 5/ 8/ 2006 [5/8/06] A sidewalk is shown to the north from Tract A but doesn't show what it connects to on the utility plans. The Site plan vaguely.shows an equestrian trail but nothing is dimensioned and it is not shown where the trail goes to the east. Where does the existing equestrian trail go? It disappears at the northeast corner of the property (site plan), does not appear on the utility plans except for "kind of, sort of on sheet 12 which is the grading plan. In addition, there appears to be an existing trail on the north side of lots 112-114 and a driveway of some sort onto Turnberry Road. Is this being realigned? If not, will need access easements on these lots. This driveway may need to be closed. Will need more info before a determination can be made. Page 1