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HomeMy WebLinkAboutHIDDEN POND ESTATES - PDP - 11-07 - CORRESPONDENCE - (9)Shelby, this is our response to staff comments and concerns. If you have any questions, please call me at 970-484-1924. Best regards, Ed Hyatt edh@jimselldesign.com 1 VIESTMOUNTANAVENUE FORT COLLINS, COLORAOOW52A P970A£:.1521 Department: Zoning Issue Contact: Jenny Nuckols Topic: Zoning Number: 15 Created: 5/24/2007 [5/24/07] Site plan. We don't need a plan showing existing features. Project Notes and Tables should be on the actual site plan. Number: 16 Created: 5/24/2007 [5/24/07] Site Plan: I am unclear as to what all of the dashed lines are denoting. The setbacks for the zoning district dictate where the houses can be placed. Not clear where the property lines are. It looks like you are showing them to the middle of the streets. Please clearly label the property lines, easements and remove the dashed lines that seem to show building envelopes on the plat. Since the streets within the subdivision are private drives, the property line for the individual lots goes to the center line of the adjacent street(s). Building envelopes have been replaced with setback lines. Number: 17 Created: 5/24/2007 [5/24/07] Please remove topo lines from final site plan. This revision has been made. Number: 18 Created: 5/25/2007 [5/25/07] The outline of an existing barn is being shown on the site plan, please remove that. This revision has been made. Number: 20 Created: 5/25/2007 [5/25/07] Landscape plan: Add a note to the landscape notes regarding installation of landscaping prior to the issuance of a CO This revision has been made. This area is not to be disturbed with the project. It is in the natural resources buffer and is heavily vegetated. With the very small flow leaving the detention pond, we do not see any need to disturb this area to add erosion matting. Flows from Hidden Pond Drive into Pond C will wash out the path as soon as it rains, please provide an adequate culvert crossing. We have re-routed the pond in the area of Pond C to reduce the chances for erosion. Please provide a letter of intent from the North Poudre Irrigation company for draining into ditch. North Poudre provided a letter for the hearing; a copy is included with this submittal. Topic: Water/Sewer Number: 23 Created: 5/29/2007 [5/29/07) Please label all fittings and appurtenances. Labels have been added. Please call out length of water main between valves and fittings Labels have been added. Please call out a thrust block and a 6" gate valve at the point where the water line ties into the existing water main in Ziegler. This area was shown and approved in the plans for the drive at Ziegler. The main in Ziegler is a cathodically protected line. Please indicate that on the utility plan. This area was shown and approved in the plans for the drive at Ziegler. Please add to the note that if ductile iron is used then, contractor shall provide a minimum 2 foot long isolating section prior to connecting to the cathodically protected main in Ziegler. This area was shown and approved in the plans for the drive at Ziegler. Since Ziegler is being built at this stage by the City, it would be a good idea to coordinate with City's Street Oversizing program to have the City install the water and sewer connections during their construction as to eliminate the need to tear up the recently completed street improvements. This area was shown and approved in the plans for the drive at Ziegler. Please add a note to the plat indicating that the proposed grinder pumps are to be owned and maintained by the individual property owners and the sewer forced main shall be owned and maintained by the HOA. This revision has been made. rMll "FOWMLLINSXOLORAD080524 P970.484.1921 F970.4842443 u"JFOQ'TM5ELLDSIGN.COM: Number: 31 Created: 5/30/2007 [5/30/07] AUTOMATIC SPRINKLER INFORMATION ON PLAT: It shall be stated on the final plat that all residences will be equipped with an approved, residential fire -sprinkler system. This revision has been made. Number: 32 Created: 5/30/2007 [5/30/07] FIRE LANE: The Emergency Access Easement (fire lane) is required to be maintained by the HOA. This information must be included in the HOA paperwork. Also, if no gravel is laid on the sides of the paved private drive, the "NO PARKING FIRE LANE" signs must be erected in such a way to convey to drivers to not park their vehicles on the paved portion of the road. Noted. Department: Stormwater-Water-Wastewater Issue Contact: Basil Hamdan Topic: Stormwater Number: 29 Created: 5/29/2007 [5/29/07] Please provide a sizing and type for driveway culverts. Show proposed locations. A table has been shown with the culvert sizes for each lot — since driveway locations are not known, we have not specified a location at this time. At final please specify lot corner elevations and minimum finished floor elevations for all lots. The lot corner elevations and minimum opening elevations have been added to the final plan (finished floor really does not apply as the buildings will all be different (gardens, walkouts, ranches, etc). The pipe outfall between lots 7 and 8 will require erosion protection and possible drop structures. Show swale cross section, may need to move proposed path further east so it is not washed away during larger storm events. The project is trying to maintain this existing swale to satisfy requirements by planning and natural resources. Instead of adding drop structures, the pipe has been lengthened to be further down the slope. Erosion protection at the outlet has been provided. Please provide swales to channel lot flows to the roadside swale between lots 2 and 3 , and between lots 12, 13 and 14. The grading has been modified to reflect these swales. Why is the pipe and spillway for Pond B not located at the low point ? Provide erosion protection downstream of spillway. There is an irrigation headgate and pipe at this lowpoint that drains to a pipe over FCRID. We have shifted the spillway and the detention outlet to the south to not interfere with this use. We have riprapped the spillway to the toe of the existing pond berm. The natural grasses, that will not be disturbed with the development, have been left and no further erosion control is proposed. Pond B is proposed with no water quality outlet structure, please revise to include water quality structure and volume otherwise all the road runoff would go untreated. The water quality structure has been added. Please provide some erosion protection such as matting between Pond C outfall and existing pipe into the ditch. A copy of the covenants are included with this submittal. Number: 25 Created: 5/29/2007 [5/29/07] Both variances were received and approved. Please place a note under line 48 of the General Notes of the utility plan stating the approval of each section and variance. This note has been added. Number: 26 Created: 5/29/2007 [5/29/07] From Technical Services: 1. Boundary and legal close. 2. Make "Plat of smaller letters and on top of the title. 3. Building envelopes and set backs are not necessary. 4. Ownership of the tracts, who maintains? 5. Natural Resource Buffer needs to be geometrically defined. Can be somewhat squared off - stop at Lot 5, 8, 9, and 10 lot lines. These revisions have been made. Number: 27 Created: 5/29/2007 [5/29/07] More detailed comments will be provided with the first round of final review. Noted. Department: Light & Power Issue Contact: Janet McTague Topic: General Number: 3 Created: 5/18/2007 [5/18/07] Power to this project will come from Ziegler. It would be good to coordinate with other utilities since all utilities will likely come from Ziegler. Noted. Number: 4 Created: 5/18/2007 [5/18/07] If you would like to consider a lower level of lighting since this is a "private" sort of area, please let me know. On the public drives, we can make provisions for lighting at a normal level, but only install necessary lights. City lights aren't installed on private drives. This is being considered by the applicant. Number: 5 Created: 5/18/2007 [5/18/071 It maybe helpful to have a utility coordination meeting since the cul-de-sac street frontages are small. Noted. Department: PFA Topic: Fire Issue Contact: Carie Dann Number: 30 Created: 5/30/2007 [5/30/07] STREET NAME: According to the Larimer County "Rules of the Street," continuous roads should have continuous names. Based on that, where Hidden Pond Drive makes a 90-degree turn, it should become Pond View Court (the Pond View name should continue, since it's the straight -running street). For "Rules of the Streets," see http://ftp.larimer.org/streets/rules.htm. This revision has been made. FORT COL'_I;\S,COLORADD 80524 P 970.484.1921 F 970A842443 INFO'yjhMSELLDESIGN.COM AMSELLDESIGN.COM connecting walkway (sidewalk). Please work with David Averill to determine how wide and what surface this walkway/sidewalk should be. This revision has been made. Number: 11 Created: 5/23/2007 [5/23/07] Is any new fencing proposed? The symbol for the existing fence along the western edge of the property did not print clearly. Will this remain or will you be removing it? There are no plans to remove the exsting fence along the western edge of the property. New fencing is proposed along the entry drive and is shown on the plans. Number: 12 Created: 5/23/2007 [5/23/07] Please remove the topo/contour lines from the site plan as they will not scan well. The existing contours on the landscape plan area also very light and will not scan. Topo has been removed from the site plan; it is included on the landscape plan with a heavier line weight for clarity. Department: Engineering Issue Contact: Susan Joy Topic: General Number: 21 Created: 5/29/2007 [5/29/07] OK to go to hearing with the condition that a satisfactory pedestrian system throughout the development is provided. The applicant will need to work with Shelby, David Averill in Transportation Planning and myself to determine the appropriate typical drive/street section. The current configuration showing 3 separate crossings is a safety hazard and will not be acceptable to the City. Some sort of pathway system throughout the neighborhood is required as well. The site plan was modified prior to the hearing to address this comment. Number: 22 Created: 5/29/2007 (5/29/07] The applicant is responsible for requesting the vacation of the row out to Ziegler after project approval at the public hearing. The City will retain the area as an access easement so that this property does not become landlocked. We want to wait until after the hearing to verify that the project will go forward before we proceed with the vacation. This development will still be responsible for the maintenance of the drive and the landscaped area within the access easement. If the row is vacated, the sidewalk connection to Ziegler does NOT have to be concrete, it can match whatever is going in the development. The sidewalk will only need to become concrete again where the Ziegler row exists. If Council does not agree to vacate the row, then the old comment from Conceptual Review applies. A note on the plat, site, landscape and utility plans must be placed stating that the City will never maintain or accept the maintenance of the private drive. In addition, the force main is considered a private utility and private utilities require a permit and yearly fee. This permit and fee does not apply if the area becomes private. The vacation process has started — it is our intent to have a legal description of the vacation to Engineering by August 21 (in time to make the first Council meeting in September). If the ROW is not vacated by council, the 6' crusher fine path from Ziegler to the site will be changed to concrete. Number: 24 Created: 5/29/2007 [5/29/07] This development must provide Engineering with a copy of the HOA covenants showing that the HOA is responsible for the maintenance of the private road within the development and that they have set up a budget in order to do that. 1531NEST MOUN 5' N AVSNUE FORT COL!- NS. CO.LORADO 80524 P 970.494.1921 F 970. S Number: 39 Created: 6/4/2007 [6/4/07] Provide a program to remove the isolated clumps of Siberian Elms in the buffer area and add additional native trees and shrubs. This could take place in a one to two year time frame. Additional plant materials are needed behind the lots in the buffer areas to enhance the value of the habitat in the buffer area. The environmental study by Cedar Creek Associates notes that "trees on the property create additional habitat diversity and vegetation structure for use by urban -adapted songbirds for foraging, perching and nesting", indicating that the existing trees, including the Siberian elms, are valuable for wildlife. We have added additional trees within the buffer area, as shown on the landscape plan, and existing trees will be thinned to remove dead branches and other unsafe conditions. Most of the "isolated clumps" of Siberian elms occur within lots and will be addressed by the homeowner. The Applicant will encourage homeowners to remove these trees and add native species as part of the homeowners' landscape plan. Number: 40 Created: 6/4/2007 [614/071 Any fencing along the rear of the lots is required to be compatible with the buffer area. Open fencing with wire mesh is the acceptable alternative. Please provide information on the proposed method to be used. Two -rail open fencing with wire mesh will be used for fencing wherever lot lines are adjacent to a buffer area. Department: Current Planning Topic: Plat Issue Contact: Shelby Sommer Number: 7 Created: 5/23/2007 [5/23/071 Please remove the building envelopes from the subdivision plat. You are required to show the building envelope on the site plan. This revision has been made. Number: 8 Created: 5/23/2007 [5/23/07] Please add a tract table to the subdivision plat. This table should include ownership and maintenance information for each tract in the subdivision. Also, remember that as required in cluster developments, at least 50 percent of the site area must be preserved as permanent, private open space. It looks like Tract C will satisfy this requirement, but please indicate so in the tract table. This revision has been made. Department: Current Planning Topic: Plat Issue Contact: Dana Leavitt Number: 33 Created: 6/4/2007 [6/4/07] Adjust the Buffer Line where it intersects the rear lot lines. The buffer line will run next to the lot lines. Show on all plans. This revision has been made. Department: Current Planning Topic: Site Plan Issue Contact: Shelby Sommer Number: 10 Created: 5/23/2007 [5/23/07) Please dimension sidewalk and private drive widths on site plan and indicate what surface(s) are proposed for pathways/sidewalks. Per the Land Use Code (Section 3.5.2(C)) each dwelling unit must orient to a 1 F'(NT COLLINS, COLORADO 80524 P970.481.1921 r970 Number: 34 Created: 6/4/2007 [6/4/07] On all plans label the buffer as a "Natural Area Buffer". This revision has been made. Number: 35 Created: 6/4/2007 [6/4/07] The natural area buffer in Lot 1 needs to have a legal description with meets and bounds. Tangents will be sufficient. Revise all other plans to reflect final location of line. The bearings and distances describing the buffer are shown on the plat. Number: 36 Created: 6/4/2007 [6/4/07] A Limit of Development (LOD) line needs to be established and approved by Dana Leavitt and shown on all plans. The LOD is shown on the plans. Department: Current Planning Issue Contact: Shelby Sommer Topic: Landscape Plan Number: 13 Created: 5/23/2007 [5/23/07] If possible please show the proposed utility lines on the landscape plan so we can determine if there are any conflict areas with proposed landscaping. This revision has been made. Number: 14 Created: 5/23/2007 [5/23/07] Please be more specific with regards to the plant schedule by either adding more information to the plant schedule and/or identify specify quantities and locations on the plant list. Plant quantities have been added to the plant schedule and labeled on the plan. Department: Current Planning Issue Contact: Dana Leavitt Topic: Landscape Plan Number: 37 Created: 6/4/2007 [6/4/07] The open space shall be revegetated with native grass and shrub species. A mix of native plant and pasture gasses is not compatible. The open space grass mix has been revised for use where existing grass cover is disturbed during construction, the design intent is to disturb as little of the site as possible, especially within the open space area. After discussing this issue with Dana and the Applicant, we have added a note to the landscape plan calling for overseeding with native grass species accompanied by a weed control program to selectively manage noxious weeds, such as Canadian thistle and musk thistle. Number: 38 Created: 6/4/2007 [6/4/07] It is highly recommended that the covenants for the project include a standard for transitioning from a manicured formal landscape into a natural landscape between the rear of the building envelopes and the property lines adjacent to the open space and buffer areas. The covenants address architectural standards, which includes landscape standards. There is no requirement regarding transition between the buffer and the developed landscape within the lots, although in many areas with such a setting homeowners are sensitive to these issues and seek to enhance the natural appearance of their home landscape. August 22, 2007 Ms. Shelby Sommer Associate City Planner City of Fort Collins 281 N. College Avenue Fort Collins, Colorado 80524 RE: Response to Staff Comments - Preliminary Development Plan for Hidden Pond Estates Ms. Sommer: LANDSCAPE ARCHITECTURE PLANNING ENGINEERING GRAPHIC DESIGN We have revised the plans to respond to Staff comments as follows (response to comment in bold): Department: Current Planning Topic: General Issue Contact: Shelby Sommer Number: 1 Created: 5/17/2007 [5/17/07] Rick Lee (Building Department): Please see the attached list of building codes and standards that will apply to this proposal. Number: 2 Created: 5/18/2007 [5/18/07] Megan Harrity (Larimer County Assessor's Office): Please see the attached copy of Assessment record. Current owners of record who need to sign the plat are Wendi J. Meyer and Wendi J. Beld. In order to remove Wendi's old name (Meyer) from the record, you will need to file a quit claim deed with the Larimer County Assessor's Office, or you will be required to eventually sign the plat with both names on record. Please contact Megan at 498-7065 for more information. Ms. Beld has addressed removing "Meyer" from the record. We anticipate that by the time the plans are signed, the owner will be Hidden Ponds Estates, LLC. Number: 9 Created: 5/23/2007 [5/23/07] Please refer to redlines for small typos/corrections. These revisions have been made. Number: 28 Created: 5/29/2007 [5/29/07] Bonnie Ham (Growth Coordinator - US Postal Service): Developer must provide 1 (Type III) mailbox. Noted. Mailbox location is shown on the site plan; this location has been discussed with Bonnie. Please contact Bonnie at bonnie.j.ham@usps.gov for more information. Department: Current Planning Issue Contact: Dana Leavitt Topic: General