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HomeMy WebLinkAboutFREY STREET COTTAGES SUBDIVISION - PDP - 17-06 - CORRESPONDENCE - (6)Once you have addressed the issues contained in this letter, please submit your revisions according to the enclosed revision routing sheet. The next round of staff review will be two weeks from the submittal date, provided you resubmit by Wednesday at noon. Schedule your resubmittal with either Georgiana or Shelby at 221-6750. 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, Anne Aspen City Planner Page 10 Number: 33 Created: 7/24/2006 [7/24/06] Is a Fire Hydrant needed? Stewart & Associates Response: Not at this time. Department: Zoning Issue Contact: Gary Lopez Topic. Zoning Number. 5 Created: 7/14/2006 (7/14/06] It's not clear on site plan where driveways for each unit will be. Access easement off Frey is shown though unclear if that is for vehicles. Where are individual driveways (for 2 vehicles per residence per site plan)? Elevations don't show attached garages so parking config. needs to be shown. Stewart & Associates Response: Individual driveways are now shown and provide for two (2) off-street parking spaces. Number: 6 Created: 7/14/2006 [7/14/06] If the main driveway is along south end of project off Frey, the landscape plan seems to indicate that sod is to exist where the concrete supposed to be and vice -versa. Related - while the strip of grass between the individual wheel lane might be cute, the curve and radius at the 90 degree turn may be impractical as vehicles don't behave geometrically as shown and ruts from tires will occur in the sod portions. Perhaps the old grass strip between the wheel paths occurs off Frey for appearance but the driveway becomes solid just before the 90 degree curve. Stewart & Associates Response: The driveway has been revised with solid concrete around radius and to North lot. Strip concrete remains off of Frey Street. Page 9 Number: 28 Created: 7/21/2006 [7/21/06) Can the proposed storm sewer inlets be curb inlets in the street, or is there a low lying area behind the curb that forces this design? Can street flows be directed into these inlets? Discussion needs to take place with the City on the best design options for this item. Stewart & Associates Response: Revised to be no curb inlets, details at final design. Number: 29 Created: 7/21/2006 [7/21/06] The City has a new standard water quality outlet structure detail that needs to be included with this project. This can be addressed at final compliance. Stewart & Associates Response: Revised to new city detail. Number: 42 Created: 7/27/2006 [7/27/06] Connecting the detention pond outfall with the storm sewer draining Frey Street will allow for only one connection with the Larimer #2 canal. Please investigate this option to see whether this can work hydraulically. Stewart & Associates Response: Revised to have one outlet to the canal. Number: 43 Created: 7/27/2006 [7/27/06] Time of concentration values for the proposed site seem high. 11 minutes for only 1.2 acres. Please clarify. Stewart & Associates Response: Reviewed and found to be okay. Number: 44 Created: 7/28/2006 [7/28/06] The Larimer County #2 Canal company will need to approve and sign the utility plans. Stewart & Associates Response: On Cover Sheet and Grading Plan Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Water/WW Number: 30 Created: 7/24/2006 [7/24/06] Each property must have separate water and sewer services. Extend water service into Lot 4 at approx center of lot. Extend water service for Lot 5 from the main in Frey (eliminate the 6-inch main extending east). Install curb stop%meter pit for Lot 5 at the back of the 9 foot utility easement adjacent to Frey. Meter pit and service line for Lot 5 must be in an easement crossing Lot 4. Meter pit must be in a landscaped area outside of the access drive. At a point 5 feet downstream of this meter pit, the size of the service may be increased to reduce the hydraulic losses in the service. Stewart & Associates Response: Acknowledged and done. Number: 31 Created: 7/24/2006 (7/24/06] Will an irrigation tap be needed for the access easement area which feels more like common area within the development? Stewart & Associates Response: Yes, irrigation tap shown. Page 8 Number: 40 Created: 7/26/2006 [7/26/06] ADDRESSING: Addressing shall be approved in advance. 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 Stewart & Associates Response: Acknowledged Number: 41 Created: 7/26/2006 (7/26/06] REQUIRED ACCESS: A fire lane is required. This fire lane shall be visible by painting and signage, and maintained unobstructed at all times. A fire lane plan shall be submitted for approval prior to installation. The fire lane 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 lane must have appropriate maintenance agreements that are legally binding and enforceable. It is required to be designated on the plat as an Emergency Access Easement. The required minimum width of 20 feet must be maintained throughout the length of the fire lane. If a fire lane cannot be provided, the building shall be fire sprinklered. If the fire lane exceeds 150 feet in length, a turnaround must be provided with appropriate turning radii. Contact Carte Dann at PFA for more information. Stewart & Associates Response: Fire lane provided for Lot 5, distance from Frey Ave. to Lot 5 is less than 150' so turnaround not needed. Department: Stormwater-Water-Wastewater Issue Contact: Roger Buffington Topic: Landscape plan Number. 32 Created: 7/24/2006 [7/24/06] Show utilities on the landscape plan. Maintain required separation distances. Stewart & Associates Response. Utilities are now shown. Department: Stormwater-Water-Wastewater Issue Contact: Wes Lamarque Topic: Stormwater Number: 26 Created: 7/21/2006 [7/21/061 During the 100-year storm, the HWL of the Larimer County Canal #2 is 5044.7 feet. This will result in flows from the canal to enter the detention pond, which the City will allow. Please document and explain in the drainage report this scenario. Please call our department if you need further direction regarding this comment. Stewart & Associates Response: Added to Drainage Report Number: 27 Created: 7/21/2006 (7/21/06] The invert of the detention pond needs to be higher than the normal operating water level in the Larimer County Canal #2. Verification from a Larimer County Canal #2 representative of this water level is required. I suggest a meeting at the site with all necessary representatives to determine this elevation. Stewart & Associates Response: Raised to be 12 foot above apparent ditch HWL - We are trying to set up a meeting but this is irrigation season. Page 7 Number: 2 Created: 7/11/2006 (7/11/06] Natural Habitat and Features Buffer Zone are required to be revegetated with Fort Collins native plant species. Please modify the proposed dryland seed mix to consist of native species and label the plant schedule as Native Grass Mix. LUC 3.4.1(E) (1) (g) Stewart & Associates Response: Seed mix was revised. Number: 3 Created: 7/11/2006 (7/11/06) Any changes in buffer distances occurs from what is listed within the Buffer Zone i Table require the entire Project Development Plan to meet the Buffer Zone Performance Standards 3.4.1 (E) (1) (a-i). Please provide a detailed response in writing to how the proposed Project Development Plan meetings or exceeds these standards prior to public hearing. Stewart & Associates Response: Response was written and e-mailed to Doug Moore. Number: 4 Created: 7/11/2006 [7/11/06] Additional native landscaping is needed within the buffer zone to help provide habitat improvements to make up for the loss of buffer distance required by the Buffer Zone Table. Please consider using native plant species that will improve foraging and cover for deer, small mammals and song birds. Stewart & Associates Response: Landscape Plan was revised to include native plants. Number: 38 Created: 7/26/2006 [7/26/06] Please contact the City Forester, Tim Buchanan to determine if any of the trees proposed to be removed will be required to be mitigated. If mitigation is requiregplease label these mitigation trees as such on the landscape plan. Stewart & Associates Response: Mitigation is required per Tim Buchanan letter dated 818106. Nine (9) mitigation trees provided. Department: PFA Issue Contact: Carle Dann Topic: Fire Number: 39 Created: 7/26/2006 [7/26/06] WATER SUPPLY: Please show any proposed fire hydrant(s) and also label the existing hydrant at the SW comer of Frey and LaPorte. Hydrant spacing and water flow must meet minimum requirements. Spacing and flow requirements are 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. Stewart & Associates Response: Flow to be checked by fire department - no additional fire hydrants added. Page 6 Number: 21 Created: 7/17/2006 f7/17/06] Please field check and address sight distance to the west at the intersection of Frey and Laporte. This is an off -site problem but may be able to be taken care of through coordination and cooperation with the adjacent property owner on the southwest comer. Stewart & Associates Response: Acknowledged and will talk to owner of SW corner property. Number: 22 Created: 7/17/2006 [7/17/06] See redline prints for additional comments and clarification. Stewart & Associates Response: Acknowledged Department: Light & Power Issue Contact: Alan Rutz Topic: Utility Plans Number: 23 Created: 7/18/2006 (7/18/06] A Utility Coordination Meeting will be required to coordinate location of underground utilities and services. Stewart & Associates Response: Acknowledged Number: 24 Created: 7/18/2006 J(P [7/18/06] The electric line will be installed between the curb and gutter along Frey Ave. The existing CAN line may need to be relocated. Stewart & Associates Response: Acknowledged The electric service for Lot 5 will be installed along the driveway. This will create a 5' separation between the electric line and the water and sewer lines. Stewart & Associates Response: Acknowledged Number: 25 Created: 7/18/2006 [7/18/06] Please show the existing electric vault on Frey Ave and the existing streetlight on Laporte Ave on the Site and Utility Plans. Stewart & Associates Response: Done and added to plans. Department: Natural Resources Issue Contact: Doug Moore Topic: General Number: 1 Created: 7/11/2006 [7/11/06] Please remove reference to 25' from note pertaining to Wildlife Buffer and Drainage Easement and just label the buffer as Natural Habitat Buffer Zone and Drainage Easement. Stewart & Associates Response: Done Page 5 Number: 13 Created: 7/17/2006 [7/17/06] Refer to sheet 4, Overall Utility Plan: Show new proposed detached sidewalk and directional curb ramps along Laporte. Consult with Douge Moore with Natural Resources for acceptable type of rip -rap design. Provide rip -rap details on sheets 7 and 8. Stewart & Associates Response: Revised to show walk, rip -rap and ect details. Number: 14 Created: 7/17/2006 [7/17/06] Refer to sheet 5, Grading Plan: Add the City standard approval signature block to the lower right hand comer. Show detached sidewalk and direction curb ramps along Laporte. Stewart & Associates Response: Done Number: 15 Created: 7/17/2006 [7/17/06] Please provide a plan and profile for the proposed storm sewer pipe which extends from Frey to the canal along the southerly boundary of the site. You will only need to provide this plan and profile for the section within the right-of-way. Please show existing and proposed ground surfaces over the pipe in the profile. Stewart & Associates Response: Added plan and profile. Number: 16 Created: 7/17/2006 [7/17/06] Refer to sheet 6, Street Plan: Add City standard approval signature block to the lower right hand comer of the sheet. Stewart & Associates Response. Revised for signature blocks. Number: 17 Created: 7/17/2006 [7/17/06] Provide details for the proposed inlets shown on Frey Street. Why are area drain inlets being used rather than side opening flowline inlets on Frey ? Stewart & Associates Response: Revised but details to be worked out with storm drainage. Number: 18 Created: 7/17/2006 [7/17/06] Please dimension the Frey Street right-of-way (travel lane, parkway, sidewalk). Stewart & Associates Response: Dimensioned. Number: 19 Created: 7/17/2006 [7/17/06] Please show detached sidewalk and directional curb ramps at the southeast comer of Frey and Laporte. Provide ramp details. Stewart & Associates Response: Revised and added details. Number: 20 Created: 7/17/2006 [7/17/06] Provide curb return radii and flow line elevations at both comers of Frey and Laporte. Stewart & Associates Response: Added to plans Page 4 lane collector per LCUASS standards. This requirement was provided at the conceptual review meeting by Transportation Planning. Stewart & Associates Response: Revised to show new detached sidewalk. Number: 9 Created: 7/17/2006 (7/17/06] Show a new directional handicap ramp at the southeast comer of Laporte and Frey. Stewart & Associates Response: Revised for new ramp. Topic: Technical Services Number: 36 Created: 7/26/2006 [7/26/06] The road connecting Mountain and Laporte was dedicated as Frey Street by previous plat. The City street maps show Frey Avenue which is incorrect. Unless it can be shown that the name change was recorded as avenue, the street name and project name should be changed to Frey Street. Stewart & Associates Response: All changed to Frey Street Topic: Utility Plans Number: 10 Created: 7/17/2006 [7/17/061 Please title the plan set and Utility Plans "Frey Street Cottages". Stewart & Associates Response: Done Number: 11 Created: 7/17/2006 [7/17/06] Provide typical street cross sections for both Frey and Laporte on the cover sheet. Stewart & Associates Response: Done Number: 12 Created: 7/17/2006 [7/17/06] Add a signature block to the cover sheet and all other applicable sheets for the ditch company, Larimer County Canal No. 2. Stewart & Associates Response: Added to cover sheet and grading plan. Page 3 Topic: Landscape plan Number. 50 Created: 7/31/2006 [7/31/061 Contact City Forester Tim Buchanan at 221-6361 to schedule a site visit. The existing trees need to be examined to see if they have significance. If so, mitigation will be required, including additional trees or upsizing proposed trees. Stewart & Associates Response: Three (3) significant trees will be removed and per Tim Buchanan's letter dated 818106 will require nine (9) mitigation trees as shown on Landscape Plan. Topic: Site Plan Number. 47 Created: 7/31/2006 [7/31/061 Please show all information that is not appropriate for the plat on the site and landscape plans and indicate that these documents are not to be filed. You might want to relabel them Site Exhibit and Landscape Exhibit. Stewart & Associates Response: Plans were titled as exhibits and a note was provided. Number: 48 Created: 7/31/2006 [7/31/06] Show the driveway as solid paving from at least before the 90 degree turn to the northernmost point since cars are not able to maneuver such turns on ribbons, including the turns into individual driveways. Stewart & Associates Response: Driveway was revised. Number: 49 Created: 7/31/2006 [7/31/061 Show individual driveways on Site Exhibit and Landscape exhibit. Be sure to provide sufficient backing space for all lots, especially Lots 1 and 5. Stewart & Associates Response: Individual driveways are now shown on site plan. Number: 51 Created: 7/31/2006 [7/31/06] Show sidewalks and ramps on site and landscape exhibits. Stewart & Associates Response: Done Department: Engineering Issue Contact: Randy Maizland Topic: General Number: 7 Created: 7/17/2006 [7/17/06] Please complete and return the Development Agreement Information Sheet with your next submittal for purposes of preparing a development agreement for this project. Stewart & Associates Response. Given to the owner and he will deliver this to you. Topic: Site Plan Number. 8 Created: 7/17/2006 (7/17/06] The existing attached sidewalk along Laporte will need to be removed and replaced with new detached sidewalk, 5 feet in width. Please show a proposed 5 foot wide detached sidewalk on Laporte which transitions to the attached sidewalk crossing the bridge over the Larimer County Canal No. 2. The southerly side of Laporte shall be designed as a 2 Page 2 P. STAFF PROJECT REVIEW JACK BLAKE Date: 07/31/2006 STEWART AND ASSOCIATES 103 S. MELDRUM ST. FORT COLLINS, CO 80521 Staff has reviewed your submittal for FREY AVE COTTAGES SUBDIVISION PDP - TYPE I, and we offer the following comments: ISSUES: Department: Current Planning Issue Contact: Anne Aspen Topic: General Number. 34 Created: 7/25/2006 [7/25/06] At the time of Basic Development Review (once plat is approved and buildings are proposed), the proposed single family dwellings will be subject to the standards of the Zone District and the Supplemental Standards only. Building Inspection Department has included building inspection Codes and Standards that will apply at that time also. Stewart & Associates Response: Acknowledged Number. 35 Created: 7/25/2006 [7/25/06] The following departments/agencies have indicated that they do not have issues or concerns with this submittal: ROW, Park Planning, Water Conservation, Poudre School District, GIS, Building Inspection, Comcast, Real Estate Stewart & Associates Response: Acknowledged Number: 37 Created: 7/26/2006 [7/26/06] Attorney for the Larimer County #2 Ditch company responds that, "The release of drainage outfall will require an agreement with the Larimer County No. 2 Ditch Company. The structure must meet the approval of the No. 2 so that no erosion of the ditch bank occurs. The plat will need to recognize and depict the historic maintenance right-of-way of the No. 2 Ditch Company." Stewart & Associates Response: Acknowledged Number. 45 Created: 7/31/2006 [7/31/06] The Post Office reminds you that you will need to provide adequate mail receptacles at the front of the property. Stewart & Associates Response: Acknowledged Number: 46 Created: 7/31/2006 [7/31/06] Lot 5 will be very tricky to make work, especially from the point of view of providing utilities. Please schedule a utility coordination with Randy Maizland as soon as possible. Stewart & Associates Response: We will schedule a uti(itx meeting. Page 1