HomeMy WebLinkAboutSPRING CANYON COMMUNITY PARK - PDP - 20-05 - CORRESPONDENCE - (5)being July 26, 2005) 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,
Steve Olt,
City Planner
cc: Katie Moore
Susan Joy
Kathleen Benedict
Nolte
Ayres & Associates
Current Planning file #20-05
Page 12
Number: 57 Created: 7/12/2005
(7/12/05] Clearly define all connections to the existing 20-inch water main.
This main is cathodically protected and any connection to this main must be
accomplished with a CP isolation connection. Clearly define this on the plan set
and include the isolation detail. Field locate, show and label all CP test station
within this projects boundaries. Clearly define any and all relocations necessary
for the CP test stations.
Number: 58
Created: 7/12/2005
[7/12/05] Place the proposed fire hydrant on the south end of this project
near the private entrance (see plan set for details). Maintain 4 feet of
separation between the proposed fence and the proposed fire hydrant within
the facility maintenance yard site. Provide a detail of the proposed PVC
surrounding the facility site
Number: 61 Created: 7/12/2005
[7/12/05] Perhaps another meeting to discuss the outstanding issues would be
warranted. If you would like to schedule a meeting please contact Jeff Hill at
221-6674
See site, landscape and utility plans for other comments.
Department: Zoning
Topic: ZOAMN6
Issue Contact: Jenny Nuckols
Number: 6 Created: 4/21/2005
[7/12/05]
[4/21/05] What is the gravel storage area - It looks like there is a row of
parking spaces in that area .... please clarify
Number: 11
Created:4/21/2005
[7/12/051
[4/21/05] Proposed landscaping needs to be labeled on the landscape plan with
types and counts noted.
This completes staff (and outside reviewing agencies) review and comments at
this time. Red -lined plan from City departments are included with this comment
letter. Additional comments and red -lined plans may be forthcoming. Another
round of staff review is necessary. This proposal is subject to the 90-day
revision re -submittal requirement (from the date of this comment letter,
Page 11
a financial partnership can be arranged between the two departments (if any
improvements are needed).
Regarding the TIS findings for the additional traffic projected_ to use the
existing north/south residential streets (Windon and Platte), the projections
are greater than a 10% increase but are still within the. standard level of
traffic volumes expected on local streets so no neighborhood traffic mitigation
is required per the TIS requirements. You may still want to work with these
neighbors on some type of suitable mitigation, but its not an "official"
requirement based on the TIS findings.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: General
Number: 41 Created: 5/6/2005
[7/12/05] No services may be located between the main and the meter pit.
Show and label the location of the curb stop and meter pit.
[5/6/05] Curb stop and meter pit may not be located in a traveled way (i.e.
sidewalk, driveway, parking lot, etc.).
Number: 42 Created: 5/6/2005
[7/12/05]
[5/6/05] Show all water and sewer line crossings in storm sewer and sanitary
sewer profiles. Remove all reference to the private sanitary sewer main.
Sewer services are considered to be private however the main must remain
public. Provide a sanitary sewer main extension to the south in Horsetooth
Court. Provide information on the depth of the existing 20-inch and 60-inch
water mains.
Number: 44
Created: 5/6/2005
[7/12/05]
[5/6/05] Maintain the required landscape/utility separation distance on the
landscape plans. Include the standard general notes pertaining to
landscape/utility separation distance on the landscape plans.
Number: 56 Created: 7/12/2005
(7/12/05] Maintain 10 feet of separation between proposed storm sewer
inlets/manholes and all existing/proposed water and sewer mains.
Page 10
Number: 81 Created: 7/15/2005
[7/15/05] Some basins are draining to the east, these are minor in size
generally. There should be no additional flows allowed to flow undetained onto
neighboring properties. Please provide documentation in the report as to
historical flows that drained to the east and compare those to post
development flows.
Topic: Offsite &wdiag
Number: 54 Created: 7/12/2005
[7/12/05] Plans show grading off -site for the channel in the area to the south
of the site, this is apparently on Natural Resources property. Please provide a
letter from Natural Resources whereby they allow the grading of the Spring
Creek channel on their property.
Department: Transportation Planning Issue Contact: David Averill
Topic: details
Number: 78 Created: 7/12/2005
[7/12/05] entered into DMS for Kathleen Bracke:
For the classification of Horsetooth Road, we're ok with the TIS
recommendation of Horsetooth Road being downgraded from an arterial to a
Collector street but it needs to be a Collector with parking along the Park
frontage. Mark Jackson will incorporate this change to the City's Master
Street Plan in a future MSP clean-up process later in the year so your project
will not be held up by that process. Please work directly with Sheri and Katie in
Development Review Engineering on the design details for the curb alignment
and for the cul-de-sac.
Regarding the TIS' findings for the Drake/Overland intersection, the current
overall intersection functions adequately with the stop sign control.
Transportation will take Matt's information into consideration if/when future
improvements to that intersection are scheduled to be improved by the City as
part of a larger capital project. There are other intersection designs that could
also work besides the "sweeping curve" mentioned in the TIS. So, your project
does not need to do any improvements to the intersection at this time based on
the TIS. In the future, Transportation and Parks can work together to
determine what type of intersection improvements should be constructed and if
Page 9
Number: 35 Created: 5/4/2005
[7/13/05]
[5/4/05] Emergency Phones: Call boxes should be installed in the parking lot
near the tennis/hockey rink and another near the pavilion/basketball courts.
The lighting in these areas should also create a sense of "safe harbor" for
evening/night security.
Department: Stormwater Utility
Topic: Channel Design
Number: 80
Issue Contact: Basil Hamdan
Created: 7/12/2005
[7/12/05] How will the channel within the relocated Spring Creek channel be
vegetated.
Topic: Drainage Report
Number: 79 Created: 7/12/2005
[7/12/05] Please provide a modeling report for the Spring Creek flows.
Topic: Erosion Control
Number: 84
[7/19/05]
Plans look good.
Topic: Floodplain Comments
Created:7/19/2005
Number: 55 Created: 7/12/2005
[7/12/05] We understand that due to coordination issues with the revised
regional pond design, no floodplain modeling was submitted at this time. Please
provide the modeling with next submittal.
Topic: Grading Plans
Number. 43 Created: 5/6/2005
[7/12/05] Show how the future regional pond grading will tie into existing
grades.
[5/6/05] Grading plans are incomplete, as they do not show the area of the
park that will be used as a regional pond. We hope that with the next submittal,
more detail will be shown for that area as the design of the regional pond is
finalized.
Page 8
Materials Impact Analysis (HMIA) completed and supplied to the Planning
Department and the Fire Department. FCLUC 3.4.5 (C)
NOTE: Contact Ron Gonzales with information regarding the fuel tank
dispensing located in the North maintenance yard.
Number: 17 Created: 4/25/2005
[7/20/05]
[4/25/05] SPRINKLER REQUIREMENTS:
If any welding will be done in the maintenance building the building shall be
required to be fire sprinklered.
Number: 18 Created: 4/25/2005
[7/20/05]
[4/25/05] PREMISES IDENTIFICATION: Approved numerals or addresses
shall be provided for all new and existing building in such a position as to be
plainly visible and legible from the street or road fronting the property. 1997
UFC 901.4.4
NOTE: Address for maintenance building and main entrance (Horsetooth Road
entrance).
Number: 85 Created: 7/20/2005
[7/20/05] FIRE HYDRANT RELOCATION:
The fire hydrant located next to the cedar fence in the North Maintenance
Building lot needs to be relocated next to the Maintenance access road on the
outside of the main gate.
Department: Police Issue Contact: Joseph Gerdom
Topic: 6enercl
Number: 34 Created: 5/4/2005
[7/13/05]
[5/4/05] Lighting and Landscaping: LUC calls for min of 1.0 fc throughout
parking/drive areas. Also calls for 0.5fc along pathways. It will be important to
provide adequate lighting to avoid some of the existing complaints we have
received.
Page 7
Number: 53 Created: 7/11/2005
[7/11/05] Show any future buildings on the Utility Plans.
Department: PFA
Topic: 6enerol
Number: 14
Issue Contact: Michael Chavez
Created:4/25/2005
[7/20/051
[4/25/05] REQUIRED ACCESS: This is for all parking lot turnarounds.
A fire lane is required. The fire lane shall be visible by painting and signage, and
maintained unobstructed. 1997 UFC 901.2.2.1; 901.3; 901.4.2; 902.2.1; FCLUC
The criteria for a required fire lane contain several conditions that must be
met.
1. The minimum width shall be 20 feet.
2. Inside turning radius shall be 25 feet and outside turning radius shall be 50
feet.
3. Compacted road base shall be used during the construction phase only. The
permanent fire lane shall consist of asphalt or concrete and shall be
required to support 40 tons
4. The fire lane shall be platted as an "Emergency Access Easement" on the
final plat.
Number: 15
Created:4/25/2005
[7/20/05]
[4/25/051 WATER SUPPLY: Commercial
No commercial building can be greater then 300 feet from a fire hydrant.
Fire hydrants are required with a maximum spacing of 600 feet along an
approved roadway. Each hydrant must be capable of delivering 1500 gallons of
water per minute at a residual pressure of 20 psi. 1997 UFC 901.2.2.2
NOTE: The fire hydrant located behind the maintenance shop on the East side
of the cedar fence will not work in this location. Please contact Michael A.
Chavez with PFA for relocation site.
Number 16 Created: 4/25/2005
[7/20/05]
[4/25/05] HAZARDOUS MATERIALS:
Corrosive, flammable liquids, reactive, or toxic materials (As defined in the
Uniform Fire Code) if used, stored or handled on site must have a Hazardous
Page 6
Number: 73 Created: 7/12/2005
[7/12/05] The transition shown on Horsetooth Road is pretty short for a 30'
wide transition.
Number: 74 ' Created: 7/12/2005
(7/12/05] Since my previous comment to design the park entrance drive to
meet the driveway detail was ignored and it appears that it is being designed as
a street, please provide street intersection spot elevations as required in
LCUASS and show them on sheet c3.2, not on the detail sheet.
Number: 75
Created: 7/12/2005
[7/12/05] Please show what the new Overland entrance drives are connecting
to. Is there a street there? What does it look like? How does it transition to
what is proposed?
Topic: Utility Plans
Number: 69 Created: 7/12/2005
[7/12/05] The signature blocks on the utility plans should always be on the
lower right hand quadrant of the sheet. Also, only the cover sheet needs the
indemnification paragraph.
Department: Light $ Power Issue Contact: Alan Rutz
Topic: Utility Plans
Number: 50 Created: 7/11/2005
[7/11/05] The sanitary sewer line at Manhole #4 located at Station 14+54
along with the water line have shifted approx 65' to the west. These lines are
now in conflict with the location of the proposed electric duct bank. Can the
water and sewer lines be shifted back to their original position?
Number: 51 Created: 7/11/2005
[7/11/05] Please include the electric duct bank design on the Utility Plans.
Number: 52
Created: 7/11/2005
(7/11/05] Please show all electric meter locations and proposed transformer
locations on the Utility Plans. The transformer must be within 10' of a parking
lot or roadway.
Page 5
Number: 63 Created: 7/12/2005
[7/12/05] Some items are un-labeled on the plot - I think it's another water
utility area - what is it?
Number: 82 Created: 7/15/2005
[7/15/05] Please provide an alignment/area for the electric duct bank on the
plat.
Topic: Street design
Number: 38
Created; 5/6/2005
[7/12/051
[5/6/05] Please provide more data on the plan and profile views of Horsetooth
Road, including elevation labels and vertical curve information on the centerline
profile. For reference please include the south flowline profile - it is needed to
determine whether cross -slopes will be adequate when the centerline is altered.
Number: 39 Created: 5/6/2005
[7/12/051
[5/6/05] Please design the cul-de-sac according to LCUASS Chp. 7, and figure
7-19. Flowline grade minimum in cul-de-sac is 1%. Additional elevation data is
needed to determine whether cross -slopes will be adequate. Show centerline
profile of Horsetooth Road to the high point in the cul-de-sac (see redlines).
Number: 40 Created: 5/6/2005
[7/12/05]
[5/6/05] Please see utility plan checklist for additional items.
Number: 70 Created: 7/12/2005
[7/12/05] Please see redlines - the cul-de-sac design is confusing and doesn't
meet LCUASS requirements, and I don't understand why certain segments of
the profiles are labeled with lengths and slopes within vertical curves. What's
going on?
Number: 71
Created: 7/12/2005
[7/12/05] The vertical scale for the profiles must be 1:5 or 1:10, and it is
labeled as 1:6. This is a repeat comment.
Page 4
Number: 65 Created: 7/12/2005
(7/12/05] Scanability is still a big problem - please read LCUASS appendix E-6
and revise all plans accordingly. If you have questions, please contact Technical
Services.
Number: 66
Created: 7/12/2005
[7/12/05] On the site plan and utility plans - label and dimension street
sidewalks and parkways. Clearly and boldly show, label and dimension existing
and proposed road ROW/Alignment/Areas.
Number: 67
Created: 7/12/2005
[7/12/05] Since we know that people will want to park on the cul-de-sac, and
we do not want them to park head -in on the cul-de-sac, please see redlines for
the suggested treatment of the cul-de-sac.
Number: 68 Created: 7/12/2005
[7/12/05] How can any of the utilities be marked private?
Number: 72
Created: 7/12/2005
(7/12/05] Please ensure that the plat, site, landscape plans, and utility plans
are all coordinated and match.
Number: 83 Created: 7/15/2005
[7/15/05] Please see the utility plan checklist for all items required on the
utility plans prior to hearing.
Topic: Plot
Number: 59 Created: 7/12/2005
[7/12/051
Why is the existing ROW for Horsetooth Road labeled as a tract? It should
not be a tract. Neither should the proposed Horsetooth Road ROW be shown
as a tract - it is a road area.
Number: 60 Created: 7/12/2005
[7/12/05] Please label the "water areas" as "water utility areas".
Number: 62 Created: 7/12/2005
(7/12/05] Please show/label/dimension all emergency access areas on the plat.
Page 3
Department: Engineering. Issue Contact: Katie Moore
Topic: details
Number: 76 Created: 7/12/2005
[7/12/05] Please use the standard LCUASS details straight from the book.
Also, please add the new details for ADA ramps. Call if you need them.
Topic: General
Number: 27 Created: 5/3/2005
[7/12/05] Horsetooth Road should have been designed as a collector with
parking (a minor collector) as opposed to the major collector cross-section.
Please re -design Horsetooth Road to minor collector standards.
[5/3/05] Why was Horsetooth Road proposed as a two-lane arterial but
designed only as a collector?
Number: 32
[7/12/05]
Created:5/3/2005
[5/3/05] Please see redlines for further comments.
Number: 33
Created:5/3/2005
[7/12/05]
[5/3/05] Street design comments are based on the premise that Horsetooth
Road is ok as a collector street:
The vertical curve length is too short. See LCUASS Figure 7-17 for required
vertical curve lengths.
Please provide a striping plan, including striping east of site on Horsetooth
Road. This is needed to determine how the transition should take place, either
similar to what is shown (but using curves since angle points are not permitted)
or with a quicker transition if Horsetooth Road to the east will have parking and
west will not.
Number: 64 Created: 7/12/2005
[7/12/05] Once the street is widened to allow parking, street trees should fit
in the parkway instead of behind the walk. Please show street trees along
Horsetooth Road and around the cul-de-sac bulb.
Page 2
CRyof Fort Collins
BHA Design, Inc.
c/o Russell Lee
4803 Innovation Drive
Fort Collins, CO. 80525
STAFF PROJECT REVIEW
Date: 07/26/2005
Staff has reviewed your submittal for SPRING CANYON COMMUNITY PARK
- PDP - TYPE I, and we offer the following comments:
ISSUES:
Department: Current Planning
Topic: Plot
Issue Contact: Steve Olt
Number: 86 Created: 7/26/2005
[7/26/051 The Technical Services Department offered the following
comments:
1. The outside boundary and legal description do close.
2. The east line of the West 1/2, SWi/4, SEi/4, Section 28 is not correctly
labeled.
3. The "Set Monument" symbol @ Michener Drive is in an incorrect location.
4. Distances along Quail Hollow, 6th Filing do not match the Quail Hollow, 6th
Filing plat.
5. The plat needs a note about the Ownership & Maintenance of Outlot 'A'.
6. Per a previous discussion Technical Services thought that the applicant
would locate the Dixon & Canyon ditches on the plans.
Number: 87
Created:7/26/2005
[7/26/05] Please see the attached Water Conservation Standards for
Landscapes COMMENT SHEET from Laurie D' Audney, the Water Conservation
Specialist.
Page 1