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HomeMy WebLinkAboutBELLA VIRA - PDP - 36-05A - CORRESPONDENCE - (9)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, /*Kar Steve Olt City Planner cc: Dan DeLaughter John Minatta Lockwood Architects Current Planning File #36-05A Page 11 Number: 46 Created: 1 / 10/2006 [ 1 / 10/061 A utility coordination meeting is required for the multi -family portion of the site. This is required to ensure the buildings can be served while meeting all spacing requirements. Also, the scale makes it difficult to determine if all criteria is being met within this area. Number: 47 Created: 1 / 10/2006 [1 / 10/061 The water services for the single family lots should be located along the center of each lot and not on one side as shown on the utility plans. Conflicts with gas or sewer would probably arise with these services along the edges. The lots are wide enough that this should not create a problem. The sewer service should be a minimum of 10 feet consistently to one side of the water service. Number: 48 Created: 1 / 10/2006 [ 1 / 10/06[ Please label curb stops and meter pits for the multi -family water services. The meter pits need to have 4 feet of clearance to any structure. Number: 49 Created: 1 / 10/2006 [1 / 10/061 Please label sewer service sizes for the multi -family buildings. Number: 52 Created: 1 / 11 /2006 [ 1 / 11 /06[ Please reconfigure the water and sewer layout at Sunflower Drive and Ratolina Court per redlined utility plan. Number: 53 Created: 1 / 11 /2006 [1 / 11 /06) Before a hearing items 45 and 46 need to be addressed. Other comments are for final compliance. Department: Zoning Issue Contact: Peter Barnes Topic: Zoning Number: 5 Created: 12/23/2005 112/23/051 Section 4.2(E)(2)(b) limits the maximum density in the RF cluster plan to not more than 1 unit per gross acre. The gross area of the RF portion is a little over 15 acres, meaning that the maximum number of dwelling units in the cluster plan is limited to 15. They are proposing 20 dwelling units. Department: City Forester Issue Contact: Tim Buchanan Topic: Landscape Plan (1 / 17/06) The standard plant notes need to be added to the Landscape Plan. A copy of the notes to be added is attached to this comment letter. 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 January 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. Page 10 Department: Transportation Planning Issue Contact: David Averill Topic: General Number: 56 Created: 1 / 13/2006 [1 / 13/061 Please install crossing ramps at both locations where the internal path crosses Sunflower Drive. Number: 57 Created: 1 / 13/2006 [ 1 / 13/06) Would it be possible to better align the pedestrian crossing of West Elizabeth (west side of Overland) so that the crossing isn't skewed. I understand that there are some utility conflicts but would like to see if we can fix this. Thanks. Number: 58 Created: 1 / 13/2006 [ 1 / 13/06[ Path Configuration: Seems like the proposed "soft surface path" within this development makes sense for some of this area, but not all of it. As we discussed at Staff Review, the portion of the path west of Sunflower can remain soft surface, but needs to be increased in width to 6'. All other portions of path serve to provide pedestrian connectivity (they also directly impact PED LOS) and should be increased to 6' in width as well as be constructed of concrete,. per LCUASS. I'd also like to see the eastern most portion of this system (from E. Fiore Ct. out to W. Elisabeth) be realigned slightly to the east in order to more closely match the desire line of a bicyclist or pedestrian as they approach W. Elizabeth and its intersection with Overland Trail. I have provided a redlined site plan to current planning, as well as a copy for the applicant for further clarification. If there are any questions please do no hesitate to call. Thanks. Department: Stormwater-Water-Wastewater . Issue Contact: Wes Lamarque Topic: Stormwater Number: 44 Created: 1 / 10/2006 [ 1 / 10/06) The City requires developments greater than 20 acres to use SW WM to size the detention ponds on site. This site also needs to use the Extran component of SWMM to size the ponds that are An ,series along the south. side of the. development. Before a hearing, the detention ponds can either be designed with the rational method plus an additional 25% of volume, or by using an Extran analysis. An Extran analysis is required at final design either way. Number: 50 Created: l / 10/2006 [ 1 / 10/061 There is another basin thatcontributes off: site flows through the site. This basin is located directly west, ofthe off -site basins that are already identified . . in the report. The flow is roughly .60 .cfs, and needs .to be routed :through. this site to. the regional detention pond. The conveyance elements for all off --site and on -site flows need to meet all city criteria.for.the.100-year: storm...A.meeting may, be warranted to discuss this issue. _ Topic: Water/Wastewater Number: 45 Created: l / 10/2006 [ 1 / 10/061 The tap to the existing 16-inch water main needs to be in a utility easement as well as the new line entering the site. This may require an off -site utility easement. Page 9 Since the code language was adopted in 1997 projects developing and redeveloping along the Pleasant Valley and Lake Canal have been required to preserve this corridor, failure to maintain this buffer standards by this protect could hamper the conservation efforts already put in place provided by earlier projects. Please refer to the requires of the establishment of Buffer Zones and the performance standards under section 3.4.1 (E)`of the Fort Collins Land.Use Code, along with development activities within the buffer zone section 3.4.1(E)(2), as well as section 3.4.1(N ). Contact Doug Moore at (970) 224-6143 if there are any questions related to this issue. •• Reminder - The Land Use Code states that Stream corridors, lakes, reservoirs and irrigation ditch buffer zones will be measured from the level of bank, full discharge toward the boundary of such lot, tract or parcel of land. Number: 40 Created: 12/30/2005 112/30/051 Limits of Development, LUC 3.4.1 (N) - Limits of development and details explaining installation of barrier fencing will need to be show on plans drawings related to the construction near the following natural habitats and features: • Wildlife movement corridor • Existing cottonwood and peach -leaf willow trees Number: 41 Created: 12/30/2005 [12/30/051 The portion of this project that lies within the R-F zone district will be required to meet section 3.4.1 (I) Design and Aesthetics of the Fort Collins Land Use Code. This may require the development of general architecture design standards for lots within the zone district to.ensure that the standard will be met as individual lots are sold and developed. '• Harmony Ridge 2nd filing General Architect Standards are a good example to refer to. Number: 42 Created: 12/30/2005 [12/30/051 Prairie Dogs - Standard language will be added to the development agreement for this project to ensure'thatcoristruction activities including grading will not be allowed to occur on the development site if prairie dogs relocate to or inhabitant the site either prior to or 'during construction. At any time construction activities occur with prairies on site construction activities will be stopped until the situation is corrected. If relocation of prairie dogs on to the construction site becomes an issue the Natural Resources Department may require the developer to install a temporary barrier fencing to try to limit the animals ability to move on to the site. 3.4.1(F), 3.4.1(N)(6) Number: 43 Created: 12/30/2005 [12/30/05] Wildlife Conflict - Section 3.4.1 (F)(3) will need to be met. One option for a protection mechanism may be to provide future residences with a letter or brochure detailing potential conflicts. ' Harmony Ridge 2nd Filing, Wildlife letter is a good example to refer to. Page 8 Number: 25 Created: 12/29/2005 112/29/051 Check with Poudre Fire Authority on fire access issues. They may have a problem with the private drive aisle width, since parking one side would reduce the area for their trucks down to about 16'. Number: 26 Created: 12/29/2005 [ 12/29/051 A variance request will:be needed to eliminate the 9' utility easement on the north side of Elizabeth. Number: 33 Created: 12/29/2005 [12/29/051 When 12 or more units are served by a driveway, our standards (LCUASS 9.3.2C) require a minimum width of 28. This standard applies for the proposed private drive. The width can be reduced when driveways are off of low traffic volume streets. As long as average daily volume is <1000 vehicles, the width of the drive can be 24'. However, any parking proposed will have to be in bumpouts, and not in the 24' width. Department: Light & Power Issue Contact: Doug Martine Topic: Landscape plan Number: 1 Created: 12/22/2005 112/22/051 A landscape plan showing planned streetlights was mailed to Jim Sell Design on 12-22-05. The lights will need to be shown on the landscape plan, and street tree locations adjusted to provide 40 ft. clearance between streetlight standards and trees (15 ft. if the tree is an ornamental). Topic: Utility Plan Number: 2 Created: 12/22/2005 [ 12/22/051 Water services need to be moved away from the side lot lines to provide space for electrical vaults, streetlights and electric services. Number: 3 Created: 12/22/2005 [ 12/22/051 Locations of electric and gas meters on multi -family buildings will need to be coordinated with Light & Power. and Excel prior to construction. Electric and gas meters should be on opposite ends of each building. Number: 4 Created: 12/22/2005 [12/22/051 Adjustment to the grade of the fiberglass electric vault on Overland Trail will cost the developer several thousand dollars. Depending on the extent of adjustment needed, the steel manhole is likely to be relatively less expensive. Department: Natural Resources . Issue Contact: Doug Moore Topic: General . Number: 39 Created: 12/30/2005 [12/30/051 50' Wildlife Movement Corridor along Pleasant Valley & Lake Canal = The Natural Resources Department doesn't not agree with the statement made in the Ecological Characterization Study Report for. the. Overland Property, prepared by Cedar Creek Associates dated August 15, 2005 that wildlife movement should not apply to the Pleasant Valley and Lake Canal. Wildlife movement has been found along the canal throughout the City. NRD will not support this project not meeting this requirement. Page 7 Topic: Site plan Number: 34 Created: 12/29/2005 [12/29/05] Site plan shows a privacy fence located in the 15' utility easement. This is not likely to be allowed- would need approval from all utilities. Number: 35 Created: 12/29/2005 112/29/051 Site plan shows a 21' WAPA power line easement. This is not shown on the plat, and should probably be vacated with the plat since the ROW will serve the same purpose. Number: 36 Created: 12/30/2005 [ 12/30/051 The phase line shown on the site plan/ tract line on the plat and plans should be expanded to include all Phase 2 structures. We really need more detail in general regarding the phasing (what is to be done with each phase- removal of structures, grading, and construction should be addressed). Number: 37 Created: 12/30/2005 [12/30/051 See redlines for additional revisions. Topic: Streets Number: 20 Created: 12/29/2005 [ 12/29/051 A third pedestrian access ramp is required at all T-intersections, including where the private drive connects to Elizabeth. Access ramps are also required every 300'. although ramps can be incorporated into driveways to meet this requirement. Number: 21 Created: _ 12/29/2005 [12/29/051 Flowline proffies will be needed in addition to centerline profiles for final compliance. Also at final, we'll want to see station and approximate locations of all utility crossings, and driveways. Number: 22 Created: 12/29/2005 [12/29/051 Sheet 10: Please reference the design mentioned in Sunflower Dr. note. :...: Number: 23 Created: .12/29/2005 [ 12/29/051 At final compliance, we'll need to'see street cross sections at 50' Intervals Number: 24 Created: 12/29/2005 [12/29/05] Under the standards at the time of this submittal, it is not permissible to have a named private drive. The proposed layout would be ok for an unnamed private drive, but to pursue a named one would either require a modification to the Land Use Code, or pulling and resubmitting after the new private drive standards are approved. With the latter option, all new Transportation Development Review fees would apply. Page 6 hearing. This also applies on the south side of the site, where it appears that you plan to construct sidewalk along the FC- Loveland Water District's frontage. Number: 12 Created: 12/29/2005 [12/29/051 All grading should tie into existing contours. Some contour lines simply end without explanation. Number: 13 Created: 12/29/2005 [12/29/051 It should be noted that the existing access out to Overland Trail will be closed and replaced with curb and gutter with Phase 2 construction. Number: 14 Created: 12/29/2005 [ 12/29/051 The grading and construction easement shown. in Tract B is probably not necessary unless the intent is to sell off Tract B to another owner. Number: 15 Created: 12/29/2005 [12/29/051 Flowline slopes shown in the E. Fiore Ct. cul-de-sac look flat. Minimum is 1%. This is a final compliance issue. Number: 16 Created: 12/29/2005 [ 12/29/05] Where slopes exceed 4:1 affecting public improvements, our standards (LCUASS 7.7.2) require retaining walls. It's appears that these slopes are exceeded near the storm drain pipes under Elizabeth. Number: 17 Created: 12/29/2005 [12/29/051 Wherever you are showing curb cuts, there should also be a sidewalk chase shown and labeled. Also, reference the appropriate details. Number: 19 Created: 12/29/2005 [ 12/29/051 Please label and dimension all existing and proposed driveways, sidewalks, and accesses. Topic: Plat Number: 6 Created: 12/29/2005 112/29/051 Tract D should be Drainage and Access Easement and Neighborhood Park. Open space implies that it will be managed by the City Natural Resources Department. Remove Open Space designationfrom,all other. Tracts as•well. Number: 7 Created: 12/29/2005 [12/29/051 Remove centerlines on easements- they just clutter the drawing. Number: 54 Created: 1 / 11 /2006 [ 1 / 11 /06] Technical Services Comments: 1. Boundary closes 2. Can't use East & West on Fiore Ct. 3. May be a more logical way to use the streets Elizabeth, Banyan, and Sunflower - see Redlines. i, 4. Vira can not be used as a street or drive name since Vera is already in use. Page 5 Department: Engineering Issue Contact: Dan DeLaughter Topic: Details Number: 27 Created: 12/29/2005 [12/29/051 Provide spot elevations on south side of Overland Access. Also, provide proposed elevations for new edge of pavement (Final compliance issue). Number: 28 Created: 12/29/2005 [ 12/29/051 Please provide all necessary details from LCUASS. None of our standard drawings are currently shown. Number: 29 Created: 12/29/2005 [ 12/29/051 For vault detail, splash guard is only shown on one side. If not proposed on the other side, change the note, and ensure that there is 1' clear flat area behind the sidewalk. Topic: General Number: 8 Created: 12/29/2005 [ 12/29/051 The general notes are incomplete. Many are either missing entirely or missing part of the note. I can e-mail you the full note set if you need it. Please discuss any notes that you feel are not applicable on an individual basis with me. Unless otherwise approved, they should be verbatim. Number: 30 Created: 12/29/2005 [12/29/051 Scanability is an issue on many of the sheets. Some line types are too light, some overlapping text problems. Please refer to redlines, Appendix E-6, and talk with J.R. in our technical services department regarding how to clean up the drawings. Number: 31 Created: 12/29/2005 [12/29/051 Refer to redlines for additional minor comments. Number: 32 Created: 12/29/2005 [12/29/05] Please provide a copy of the "Final Affidavit and Agreement" referenced on the plat. Number: 55 Created: 1 / 11 /2006 [ 1 / 11 /06] District Utilities signature block should be provided on all sheets. Topic: Grading plans Number: 9 Created: 12/29/2005 [12/29/051 Please provide key maps as you have for the other sheets. Number: 10 Created: 12/29/2005 [12/29/05] For final, please provide more spot elevations in cul-de-sacs so we can verify that cross slopes and flowline slopes are met. Number: 11 Created: 12/29/2005 [ 12/29/051 Sheet 7: In several locations, you're showing offsite grading to tie in your contours. Grading and/or construction easements would be required in these locations with letters of intent from the affected property owners received prior to Page 4 3.5.2(C) are not being met, Therefore, one or more modifications of standards may be needed. The applicant would be responsible for submitting any / all modification of standard request, with justification based on criteria set forth in Section 2.8.2(H) of the LUC. 12. The Limits of Phase 2 Improvements on Sheet SP-3 of the Site Plan should be revised to incorporate only the area in the development that includes the building and area in that phase. This would be critical to the Landscape Plan. 13. There should be a building envelope designation, possibly Building Envelope 6, for the building in Phase 2 of development in the multi -family portion. 14. In the single-family portion of the development, on Sheet SP-4 of the Site Plan, the street name Sunflower Drive cannot be on the portion of street that runs east - west. If a street changes direction this dramatically then another street name must be proposed. Please contact J.R. Wilson in the City's Technical Services Department for direction on how the street naming could be accomplished. He can be reached at 221-6588 or 281 North College Avenue. 15. On Sheets SP-4 and SP-5 of the Site Plan, label the 5' wide detached sidewalks (as typical). Landscape Plan comments 16. Please see the red -lined Sheet Ll of 5 of the Landscape Plan for necessary changes to the Landscape Assurances. 17. There are a total of 250 trees proposed in the single-family portion of the development (Sheets IA and L5 of the Landscape Plan). Section 3.2.1(D)(3) - Minimum Species Diversity of the LUC allows no more than 15% of any 1 species of tree on the site if there are more than 60 trees, in this case 37. trees. There are 38 proposed Marshall Ash, 41 proposed Skymaster Oak, and 53 proposed Shademaster Honeylocust. The Landscape Plan must be revised to satisfy this requirement. 18. The City's LUC requires street trees spaces at 30' to 40' (averaged along the entire front and sides of a block face) throughout the development. In most cases there are street trees at 40' on -center but there are some large gaps of 60' to 65' in some locations. Please make adjustments as necessary to maintain the overall 30' to 40' spacing. Building Elevations comments 19. Please show the building height, "general" building materials, and "general" colors for the proposed patio homes on Sheet Al. Page 3 b. All District facilities are to be potholed and shown in proffie at all crossings. c. The District requires vehicle access to and from their facilities. d. Storm water erosion control across District's easement needs to shown. Please contact Terry, at 226-3104, ext. 104, if you have questions about his comments. 5. Len Hilderbrand of %cel Energy indicated that this development will need to extend the existing 4" gas main from approximately 400' south of the PV&L Canal. This existing main is located along the west side of Overland Trail. 6. The City's Technical Services Department offered the following comments: a. The outside boundary of the development closes. b. The street name references to West & East Fiore Court cannot be used. c. Vira cannot be used as a street or drive name as Vera already is used. These 2 names are too similar and could create confusion for the Poudre Fire Authority and Police Services relating to emergency response. Site Plan comments 7. On the Cover Sheet for the Site Plan drawings, the Director of Planning will sign the drawing once approved. The year in all the signature blocks must be changed to 2006. 8. A 24' wide private drive is being proposed in the multi -family portion of the development. Sheet SP-3 of 5 of the Site Plan drawings indicates on -street parking on one side of the drive; however, a 20' wide emergency access fire lane must be maintained, which would eliminate the on -street parking. 9. The naming of the proposed private drive in the multi -family portion of the development will require a modification of a standard set forth in Section 3.6.2(L)(2)(a) of the Land Use Code (LUC). 10. If West Elizabeth Street is to be an arterial street then all residential buildings must be set back from the street right-of-way (ROW) a minimum distance of 30'. If it is less than an arterial street designation then the proposed 15' in the multi -family portion of the development is sufficient. 11. Based on the layout of the multi -family portion of the development, along with the proposed private drive, it appears that requirements for Relationship of Dwellings to Streets and Parking set forth in Section Page 2 aSTAFF PROJECT REVIEW City of Fort Collins Jim Sell Design Date: 01 / 17/2006 c/o Matt Blakely (for John Minatta) 153 West Mountain Avenue Fort Collins, CO 80524 Staff has reviewed your submittal for BELLA VIRA PDP - TYPE 11, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Steve Olt Topic: General Number: 59 Created: 1 / 13/2006 (1 / 13/061 Additional planning comments, with red -lined plans, will be provided to the applicant / developer no later than Wednesday, January 18th. (1 / 17/06) Planning Comments: 1. Bonnie Ham of the U.S. Post Office indicated that centralized mail delivery using a minimum of 5 centralized box units (CBU's, industry type III) is required. Please 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 the 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. Contact Bonnie Ham, Growth Coordinator, U.S. Postal Service, 301 East Boardwalk Drive, Fort Collins, CO., phone #970-225-4130, cell #970-214-3668, fax #970-225- 4139. 2. Dennis Greenwalt of Comcast Cable TV indicated that the S wide side and rear lot utility easements are not adequate enough for placement and maintenance of facilities. They will need to be at least 5' wide but Comcast Cable would prefer 6' wide easements. 3. Alden Hill, representing the Pleasant Valley & Lake Canal Company, indicated that the plans as submitted do not appear to affect the PV&L ditch. They may, however, have additional comments if changes are to occur to the plans or when they learn more about this project. Please contact Mr. Hill, at 482-3683, if you have any questions about PV&L's review comments. 4. Terry Farrill of the Fort Collins -Loveland Water District and the South Fort Collins Sanitation District offered the following comments: a. The District does not allow trees, tree canopies, or landscaping within the District's easement or within 10' of District facilities. Page 1