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HomeMy WebLinkAboutOLD OAK ESTATES (5227 STRAUSS CABIN RD.) - PDP - 25-07A - CORRESPONDENCE - (14)Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Stormwater Number: 34 Created: 10/11/2007 [10/11/07] After looking into the conceptual comments that were prepared by Glen Schlueter, the engineer may have referenced the wrong set of comments. The comments for 5335 Strauss Cabin Road mention the 20% impervious criteria because they are not redeveloping the whole site and were proposing to just subdivide into 2 lots. The comments for 5227 Strauss Cabin Road state there is a detention requirement in accordance to the McClellands Creek Master Plan. It also appears there may be some errors in the impervious calculations used to justify no detention, however this justification does not matter since quantity and quality detention are required. If you would like a meeting to discuss this, please call Wes at 416-2418 to schedule. Number: 36 Created: 10/12/2007 [10/12/07] The outfall for this site needs to be investigated down to the FCRID. There needs to be adequate conveyance from the site to FCRID (Fossil Creek Reservoir Inlet Ditch). This includes capacity calculations with cross -sections, as well as channel stability/erosion concerns. It appears the outfall travels through private property before the FCRID. If so, an off -site drainage easement is required for that portion because there is an increase in quantity of flow even with detention. Number: 37 Created: 10/12/2007 [10/12/07] With an increase in volume of flow, The FCRID will need to approve the Utility plans. The City has an agreement w/ FCRID to discharge into their ditch at specific locations. The proposed outfall is not one of the previously approved outfall locations. Comments from Current Planning: 1. If a lot size falls below the one-half acre minimum by an amount that is nominal and inconsequential due to additional dedication for access easements or stormwater detention, then a Modification of Standard may be submitted. 2. Please see redline comments on the plans. Be sure and return all of your redlined plans when you re -submit. If you have any questions regarding these issues or any other issues related to this project, please feel free to call me at (970) 221-6750. Sincerely: Ted Shepard Chief Planner Page 5 r Number: 30 Created: 10/11 /2007 [10/11/07] Please show on the Plat how the existing Big Dipper ROW was dedicated. Number: 31 Created: 10/11 /2007 [10/11/07] Outer boundary monuments ? Number: 32 Created: 10/11 /2007 [10/11/07] Please make the Lot lines heavier. Number: 33 Created: 10/11 /2007 (10/11/07] At the staff review meeting, it was conveyed that if old Oak Lane is to be dedicated as a named private drive, it must be dedicated as a separate tract of land. Ted indicated that this would reduce the lot area below the minimum but a modification to the code would be supported by City Staff if you choose to do this. Department: PFA Issue Contact: Carie Dann Topic: Fire Number: 22 Created: 10/10/2007 [10/10/07] WATER SUPPLY: Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include: residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. 97UFC 901.2.2.2 Number: 23 Created: 10/10/2007 [10/10/07] ACCESS: As was discussed today at Staff Review, my preference would be for access to all six lots be off Big Dipper Drive: one driveway to serve lots 1-2, and one driveway to serve lots 3-6. 1 would prefer that lot 2 NOT be accessed by a driveway that also provides access to lots 3-6, because it seems counterintuitive to access lot 2 from relatively far away to the east, when the lot fronts Big Dipper. Accessing the lots by utilizing two driveways would eliminate the need for the (named) private drive that runs north -south off Big Dipper. Number: 24 Created: 10/10/2007 [10/10/07] ADDRESSING: ADDRESS NUMERALS Address numerals shall be visible from the street fronting the property, and posted with a minimum of six-inch (6) numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). In addition to posting the numerals on the structures, if all lots are addressed off Big Dipper Drive, the addresses shall be posted in an acceptable manner on Big Dipper Drive, at each of the two driveways, showing which addresses are accessed off each driveway. Numerals must be at least six inches in height and visible at night (reflective and/or lit). 97UFC 901.4.4 Number: 25 Created: 10/10/2007 [10/10/07] TURNAROUND: At the end of each driveway, we need a turnaround for emergency vehicles. This could be a hammerhead or "TT -shaped" portion of the driveway, a minimum of 50 feet long each direction. Page 4 Number: 15 Created: 10/9/2007 [10/9/07] Strauss Cabin - LCUASS requires that you provide 1000 feet of preliminary off -site street design and cross sections in both directions for arterial streets to show proposed design works with existing grades. Per our discussion at the staff review meeting, the City will only require that you tie into the design that was provided with Sunrise Ridge on Strauss Cabin. Centerline, flowline and cross sections due at final. Number: 17 Created: 10/9/2007 [10/9/07] Will need to provide an intersection detail for Strauss Cabin & Big Dipper per LCUASS 7-27 at final plan submittal. Number: 18 Created: 10/9/2007 [10/9/07] Strauss Cabin - see redlines for additional comments and clarification. Number: 19 Created: 10/9/2007 [10/9/07] Big Dipper - Similar comments to Strauss Cabin design sheet. It appears that some new sidewalk is being proposed off -site to the west ? What will this connect to ? Please clearly define what is proposed for this project. See redlines for clarification. As discussed at the staff review meeting, we will need to see the existing trail system that crosses Big Dipper and existing sidewalk at the intersection. One other thing to note, the sidewalk on the south side of Big Dipper west of the development should be constructed with this development to avoid Street Oversizing reimbursement confusion later. Please call me for details 970-416-2292. Number: 20 Created: 10/9/2007 [10/9/07] Sewer Plan - Show off -site easements and label by sep. document. Fix line over text and remove landscape layers. Per staff review meeting discussion, off -site easements may not be needed. Number: 21 Created: 10/9/2007 [10/9/07] Please revise the Site Plan to match changes requested to the Utility Plan set. See redlines for requested labeling etc... Number: 26 Created: 10/11 /2007 [10/11/07] The minimum allowable slope on a street is .05 percent. Please revise the Big Dipper street design to meet the standard. Topic: Technical Services Number: 27 Created: 10/11 /2007 [10/11/07] The basis of bearing note is incomplete. Note 1 on sheet 1. Number: 28 Created: 10/11/2007 (10/11/07] ROW cannot be vacated by a Plat. It must be vacated by resolution and approved by City Council. Please see our website or contact me for vacation submittal and fee requirements. Must go through two ordinance readings for approval. Number: 29 Created: 10/11 /2007 [10/11/07] Show the existing ROW (with documentation- reference how it was dedicated) and the 12 feet of additional ROW being dedicated on this Plat. Page 3 Number: 6 Created: 10/9/2007 [10/9/07] It appears that a couple of off -site easements are needed to make sewer connections to the north and west. Please show and label these off -site easements on the plat and reference them as utility easements by separate document. All off -site easements needed must be submitted to the City for review prior to recording. The review fees are $250 per document + recording fees and the City must receive signed deeds of dedication or letters of intent form the property owners prior to scheduling a hearing for the project. See redlines for clarification. At the staff review meeting, it was suggested that the off -site utility easements may not be needed. Please show the existing easements off -site to verify there are no gaps between the easements for the sewer connections. The water district on - site easement by separate document still applies. Please submit a deed of dedication (with legal & map exhibits) for this easement with a $250 review fee. Number: 8 Created: 10/9/2007 [10/9/07] Sheet EX1 - Existing Conditions. Please label the existing driveway on Strauss Cabin "Existing driveway to be closed with new curb & gutter. Emergency access easement dedicated for emergency second point of access only". As a result of the discussion at the staff review meeting, this access point may no longer be needed. If you are not clear about all of the options discussed at the meeting for accesses to the Lots, please call me at 970- 416-2292. Number: 9 Created: 10/9/2007 [10/9/07] Utility Plan - Please remove all landscape layers from the utility plans (TYP). Number: 10 Created: 10/9/2007 [10/9/07] Utility Plan - Label or legend the shaded areas along Strauss Cabin Rd. Label approximate limits of street cuts and provide the standard street cut not attached. Number: 11 Created: 10/9/2007 [10/9/07] Utility Plan - Call out/label all new proposed ramps, sidewalks, curb & gutter and driveways on the utility plan sheet with the LCUASS standard. Please use concrete hatching all proposed sidewalks and driveway. Please remove the concrete hatching shown in the parkway strip on Strauss Cabin. The parkway will be restored and turfed with new C&G to close the existing driveway. See redlines for clarification and additional comments related to labeling and drafting. Number: 12 Created: 10/9/2007 [10/9/07] Strauss Cabin - Please place typical standard street cross sections on the Utility Plan cover sheet as well. Number: 13 Created: 10/9/2007 [10/9/07] Strauss Cabin - Please fix all line over text conflicts (TYP). Use darker line type for various text. See redlines for clarification. Number: 14 Created: 10/9/2007 (10/9/07] Strauss Cabin - Call out all proposed ROW improvements with LCUASS detail (C&G, Sidewalk, Dwy's, Ramps etc...) in plan view. Use concrete hatch fill on proposed sidewalk. Remove conc. hatch fill from parkway strip in front of ex. driveway to be closed. See redlines for clarification. Page 2 STAFF PROJECT REVIEW City of Fort Coffins April Hutchinson/Kim Dall Date: 10/15/2007 Northern Engineering 200 South College Ave Fort Collins, CO 80524 Staff has reviewed your submittal for OLD OAK ESTATES PDP - TYPE I, and we offer the following comments: Department: Engineering Issue Contact: Randy Maizland Topic: Engineering Number: 2 Created: 10/9/2007 (10/9/07] Utility Plan Cover Sheet - Please add the geotechnical engineers info to the cover sheet and revise the FC-Loveland Water District signature block per the redlines. Submit all District comments with your next round of review. Detail sheets will be required at final and should be added to the cover sheet index. Number: 3 Created: 10/9/2007 [10/9/07] General Notes - Please use a heavier line type for the text in the general Notes section so they will scan and copy well. Add/list the variance request for driveway spacing on Big Dipper to note no. 48. This variance request has been reviewed and accepted by the City however, you will need to submit a new letter of request with original wet stamp by the engineer. This must be received prior to scheduling a hearing. Number: 4 Created: 10/9/2007 [10/9/07] Plat - Please label Old Oak Lane as a Private drive on the Plat. The easement on the northerly portion of the property shall be dedicated as the following: Access, Emergency Access and Utility Easement. This easement will serve as a 2nd emergency point of access on the property only and the existing driveway on Strauss Cabin Rd. will be closed with new curb and gutter. All of the lots will take access from the Private Drive (Old Oak Lane). As discussed at the staff review meeting, PFA may not need the second point of access and the emergency access easement out to Strauss Cabin may not be needed after all. Lots 1 & 2 may take access on Big Dipper from a shared driveway or Lot 2 may take access from the common driveway used by Lots 3-6 and Lot 1 may have it's own driveway access to Big Dipper. You have a few different options at this point however, an open useable access to Strauss Cabin will not be permitted. Number: 5 Created: 10/9/2007 [10/9/07] The common driveway for Lots 3-6 was discussed at the staff review meeting. If this driveway is intended to be a named private drive (for addressing purposes) it will need to be paved with asphalt, concrete or other approved hard surface (not gravel). At the meeting it was my understanding that the Lots could be addressed off of Big Dipper with an address kiosk at the driveway access point and then you could have a very long driveway accessing the lots. In this case the driveway would not have to be paved with a hard surface (except the first 20 feet from the driveway to reduce track out) and the remainder could be gravel. Again you have a couple different options here. Either way, you will need to dedicate the driveway area as an access easement on the Plat. Page 1