HomeMy WebLinkAboutSPRING CREEK RANCH - PDP - 14-05 - CORRESPONDENCE -Number: 88 Created: 5/25/2005
[5/25/05) Maintain the required landscape/utility separation distance on the landscape
plans.
Number: 94 Created: 5/26/2005
[5/26/05] Relocate the proposed fire hydrant on the northeast end of this site out from
between the 2 driveways.
Number: 95 Created: 5/26/2005
[5/26/05] Provide a copy of the offsite utility easement for our review.
Number: 96 Created: 5/26/2005
[5/26/05] Maintain a minimum of 4 feet of separation between curb stops/meter pits and all
permanent structures (i.e. fences, columns, patio's/courtyards, etc.).
See site, landscape and utility plans for other comments.
Comments from Current Planning:
Please see the attached comment sheets from the City Forester (marked up Landscape
Plan) and Xcel Energy. These were received after the last round of comments went out.
Please see the point by point Illuminance plan Lighting Plan and Lighting Specification sheet
for additional lighting comments.
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:
T �•t
Ted Shepard
Chief Planner
Page 8
6. No revised Drainage Report was received. At final submittal it must address the
previous comment
a. Add more description of the floodplains/floodways and how the proposed site
improvements will meet the floodplain regulations. Include the "No -Rise Certificate" in the
report if no floodplain modeling is needed. If changes in the site layout result in structures in
the floodplain, please add a detailed section in the report covering this. (See attached
checklist for the specific information to include.) In the compliance section, please refer to
Chapter 10 also (floodplain regulations).
Department: Transportation Planning Issue Contact: David Averill
Topic. General
Number: 22 Created: 4/5/2005
[5/24/05] Pretty close. Please remove the south crossing ramp on the west side of Trailway
at Creekview. There is no crossing ramp on the north side to make a complete crossing.
See redlined revised utility plan for clarification.
[4/5/05] On the Preliminary Landscape Plan, the 5' walkway behind the units on the east
side of Trailway Dr. has ramps at Creekview Dr (or is it Clearview?) but the overall utility
plan is lacking ramps at this location. The same comment holds true for the crossing at the
eastern boundary of this project. Please add ramps at this location to the Overall Utility Plan
(sheet 7). See redlined utility plan for clarification.
Number: 27 Created: 4/5/2005
[5/24/05] Thanks for revising these connections. The main 8' connection needs to be in a
public access easement. The main connection may have to be moved west a bit to avoid
overlapping the private lot, but that is your choice.
[4/5/05] The walkways that you are providing to the Spring Creek Trail (currently shown at
5') are not wide enough for concurrent use by a pedestrian and passing cyclist. The LUC
stipulates that all shared use facilities such as this shall be 8' in width, minimum.
Understanding that it may be overkill to require 3 separate 8' wide trail connections with this
project, lets put our minds together (Trans. Planning and/or Parks staff as well as the
Applicant) and come up with at least one connection that meets the standard. Also, these
trail connections should lie in a public access easement that is reflected on the plat.
Thanks.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: Utility
Number: 13 Created: 4/5/2005
[5/25/05] Correctly show profile of sanitary sewer as it crosses the detention pond.
[4/5/05] A profile of the proposed sanitary sewer main will be required prior to hearing.
Number: 16 Created: 4/5/2005
[5/25/05] As previously indicated:
[4/5/05] Show and label curb stops. Curb stops and meter pits may not be located in drives
or other hard surfaces. Maintain 4 feet minimum separation between curb stops/meter pits
and all building envelopes.
Number: 18 Created: 4/5/2005
[5/25/05] Provide a minimum of 30 feet of utility easement for all locations where water and
sewer mains are located in the same tract.
Page 7
Department: Stormwater Utility Issue Contact: Wes Lamarque
Topic: Drainage
Number: 69 Created: 4/8/2005
[5/27/05] There is still a couple finish floor elevations that need to be adjusted. This can be
done at final compliance.
[4/8/05] The building finish floor elevations in basin 108 are lower than the adjacent street.
There needs to be at least a 2% slope from the front of the buildings to the back of sidewalk.
The 100-year street capacity calculations may also dictate a higher building finish floor
elevation.
Number: 98 Created: 5/27/2005
[5/27/05] Conveyance for basin 101 and 107 flows needs to be better clamed and assured
that the swales can cant' the designed flows.
assured that the flows can pass through these
can wait until final compliance.
Before a hearing, the City needs to be
basins. The detailed grading for these basins
Number: 99 Created: 5/27/2005
[5/27/05] Stormwater is ready for a hearing after comment 98 is addressed.
Number: 102 Created: 5/27/2005
[5/27/05] At final, please add a column in the swale table for flow width. This is to ensure
the flow is within the right-of-way.
Number: 103 Created: 5/27/2005
(5/27/05] The pond slopes are too steep. Please revise per redlined plans.
Topic: Erosion Control
Number: 100 Created: 5/27/2005
[5/27/05] Plan will be reviewed at final compliance regarding all erosion/sediment control.
Topic: F/oodp/ain
Number: 101 Created: 5/27/2005
[5/27/05] 1. Please verify the FEMA floodplain
and floodway boundaries are correct. It appears you've used the 500-year limit as the
floodplain/floodway line.
2. A revised Site Plan was not received. At final I'll need to verify the floodplains have
been correctly shown. Identify the City 100-year floodplain line (only the floodway is
identified) on the Landscaping Plan.
3. On the Landscaping Plan, add a note stating any changes to the plan inside the
Floodway must be approved by the Stormwater Utility Floodplain Administrator.
4. At final, show proposed grading for the bike -path in the floodway. No fill is allowed in
the floodway unless a modeling report is done that shows no -rise to the 100-year water
surface elevation. If all grading is at or below existing ground elevation then only the "No -
Rise Certification" form needs to be completed both before construction and after. Please
add some existing spot elevations to the grading plan to use as easy reference during the
as -built certification phase.
5. At final, add to the Grading Plan the notes included in the general notes section: No -
Rise Certificate must be obtained prior to the start of construction in the floodway, an as -
built No -Rise Certificate must be submitted with the site certification, stake the floodway,
floodplain use permit, etc.
Page 6
Number: 93 Created: 5/25/2005
[5/25/05] Limits of Development (L.O.D.) will need to be shown on all relevant plans.
Department: PFA Issue Contact: Michael Chavez
Topic: General
Number: 64 Created: 4/7/2005
[5/26/05]
[4/7/05] REQUIRED ACCESS:
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: 65 Created: 4/7/2005
[5/26/05]
[4/7/05] 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
A. In Multi -story buildings the following requirements shall pertain.
1. The first floor units shall be designated with 100's.
2. The second floor units with 200's
3. The third floor units with 300's, and so forth.
B. All brass letters and numerals shall be posted on a black background.
C. Some multi -family layouts may require address postings from the back side as well as
the front of the buildings.
D. A clockwise addressing pattern shall be maintained when ever possible.
Number: 66 Created: 4/7/2005
[5/26/05)
[4/7/05] 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 at the West end of Creekview Drive needs to be relocated to
the South West comer of Creekview Drive and Trailway Drive.
Number: 67 Created: 4/7/2005
[5/26/05]
[4/7/05] STREET NAMES:
Street names shall be verged and reviewed by County / City Planning Dept. prior to being
put in service. 1997 UFC 901.4.5
Page 5
Number: 77 Created: 5/24/2005
[5/24/05] See 7-17 and 7-18, minimum of 120' vertical curves required on minor collectors.
Plans show 100'.
Number: 83 Created: 5/24/2005
(5/24/05] Please provide Type III Barricades at all dead end streets and sidewalks.
Number: 84 Created: 5/24/2005
[5/24/05] Please label the radii and tangent lengths used for Ultimate Hull (future Swallow)
so that I can verify that the street is designed in accordance with LCUASS.
Number: 85 Created: 5/24/2005
[5/24/05] Cross sections every 50' are required at 50' intervals on Collector Streets.
However, it may not be necessary to provide cross sections depending on how the center
and flow lines look on the next submittal. Engineering is willing to waive the cross sections
on the next submittal with the understanding that they MAY be required in Final Compliance.
Department: Light & Power Issue Contact: Alan Rutz
Topic: Utility
Number: 104 Created: 5/31 /2005
[5/31/05] Locate and map the existing underground electric line on the north side of Hull St.
Department: Natural Resources Issue Contact: Doug Moore
Topic. General
Number: 54 Created: 4/6/2005
[5/25/05] Native Seeding in buffer area will be to show a plant schedule and with planting
notes on the Landscape Plans. The notes will serve as a re -vegetation plan.
[4/6/05] The Natural Habitats and Features Buffer Zone for spring creek will be required to
be restored to Fort Collins native plant material. 3.4.(C), 3.4.1(E)(1)(g)
Number: 55 Created: 4/6/2005
[5/25/05] Please provide a written narrative on how the project complies prior to public
hearing (staff will include this information with the staff report for the hearing).
[4/6/05] This project will need to comply with 3.4.1 (1)(1) and (2).
Number: 56 Created: 4/6/2005
[5/25/05] Proof of Compliance will be needed for the Preble's Meadows Jumping Mouse,
since suitable habitat exists.
[4/6/05] Proof of Compliance, section 3.4.1 (0) (1) and (2) will also apply. 3.4.1 (0) (1) if
utility installation, such as Stormwater out falls needs to be installed in to Spring Creek.
3.4.1 (0)(2) a letter from the USFWS or the US Army Corp stating that there no concerns
with Preble's Meadows Jumping Mouse, Ute ladies' -tresses orchids, and the Colorado
Butterfly Plant.
Number: 92 Created: 5/25/2005
[5/25/05] The Natural Resources Department will not need a wetland delineation for this
project as long as construction activity does not occur within the Spring Creek Drainage and
Wetlands Habitat Boundary as depicted in figure 2 of the Ecological Characterization Study
Report for the Spring Creek Ranch Development Parcel, which was prepared by Cedar
Creek Associates, Inc. dated April 18, 2005.
Page 4
routing. Some of these comments may or may not have been addressed and remain "in
limbo" until the next submittal.
Topic: Soils Report
Number: 72 Created: 4/8/2005
[5/24/05] [4/8/05] From Pavement Management: Need swell tests in the preliminary soils
report. Please provide an updated soils report with the next submittal.
Topic: Street Design
Number: 30 Created: 4/5/2005
[5/24/05] The 28' wide drive is overlapping lot lines. A public access easement will need to
be dedicated on those lots or you can move the lot lines, whichever you prefer.
[4/5/05] This development is proposing 24' wide drive aisles and does not meet the
minimum 28' required width when serving more than 12 units.
Number: 33 Created: 4/5/2005
[5/24/051 Please break out the sheets into interim and ultimate and show how one will tie
into the other. The ultimate sheets will need to show removals, etc - show how the ultimate
is tying into the interim existing. Right now, everything is shown on one sheet and its not
very clear what is going on.
[4/5/05] This development is responsible for both the interim and ultimate design of Hull
Street as well as a preliminary design for Hull all the way to Swallow. A total of 76' of row
plus a 9' utility easement has to be dedicated now to accommodate the future minor
collector. The ultimate design has to realign the driveway to the west so that it intersects
with the future Hull at a 90 degree angle (plus or minus 10 degrees) for a minimum of 25'.
The ultimate design also has to show how the driveway to the east will tie into the future Hull
and provide an access for the existing house off the driveway. The existing house off Hull
may not have a driveway access into the ultimate Hull. Rather than having the developer
build the ultimate Hull at this time, money in the form of a contribution in aid will be required.
An estimate must be submitted for the City's review and approval during Final Compliance
and that amount will be written into the development agreement. This amount must be paid
prior to the issuance of the Development Construction Permit.
Number: 35 Created: 4/5/2005
[5/24/05] [4/5/05] A 15' radius is required for all high volume driveways accessing a
collector street. See LCUASS 8.2.9 for curb return radii requirements.
Number: 37 Created: 4/5/2005
[5/26/05] Some corrections required to the typical street sections.
[4/5/05] Only one typical street section was provided. There are several street sections
proposed (emergency, ultimate Hull and interim Hull) and they each must have their own
typical street section.
Number: 50 Created: 4/5/2005
[5/24/05] Please label all curb return radii so that I can tell whether or not you are meeting
LCUASS requirements.
[4/5/05] Local street curb returns must be 20' radii.
Number: 76 Created: 5/24/2005
[5/24/05] See table 7-5 for minimum arc length requirements. Creekview Drive requires a
min of 100' and the plans are showing only 33'.
Page 3
Topic: Offsite Easements and ROW
Number: 79 Created: 5/24/2005
[5/24105] Please provide legals and exhibits for the offsite ROW and 30' UE easement for
review and approval. I will provide you with the dedication statements you'll need to
dedicate the row and UE to the city. At minimum, I will need a letter of intent from the
affected property owners prior to scheduling the public hearing.
Topic: Plan and Profiles
Number: 45 ' Created: 4/5/2005
[5/24/05] [4/5/05] Final compliance - station all driveways where vertical curb is used (if
applicable).
Number: 82 Created: 5/24/2005
[5/24/05] Offsite design requirements are still being discussed internally. A decision will be
made early next week and this comment will be updated accordingly.
Topic: Plat
Number: 59
Created: 4/6/2005
[5/27/051
[4/6/05] From Technical Services: Legal description is incomplete.
Number: 60 Created: 4/6/2005
[5/27/05]
[4/6/05] From Technical Services: ROW for Hull Street plus additional 9' UE is required for
the ultimate and possibly the interim. Will need to dedicate a public access easement for
the sidewalk along the south property line and possibly for the temporary road if it does not
fall within the existing row.
IzM1i1*77lX--
Created: 4/6/2005
[5/27/051
[4/6/05] From Technical Services: Locate easements and show geometry.
Number: 62
Created: 4/6/2005
(5/27/051
[4/6/05] Number lots consecutively 1-45 (better than blocks and lots).
Number: 63
Created: 4/6/2005
[5/27/05]
[4/6/05] From Technical Services: Many lots are not locatable.
Number: 86 Created: 5/24/2005
[5/24/05] Tract C needs to have a public access easement on it because you are using the
east north -south drive as your "loop" to avoid having to put a temp cul-de-sac on the east
end of Creekview Drive.
Number: 97 Created: 5/27/2005
[5/27/05) Technical Services was not routed on this submittal and was not able to review
the plat for this round. I've carried all of their previous comments through until the next
Page 2
STAFF PROJECT REVIEW
City of Fort Collins
VF RIPLEY ASSOCIATES, INC Date: 06/01/2005
SANDY MCFERON
401 W. MOUNTAIN, SUITE 201
FORT COLLINS, CO 80521
Staff has reviewed your submittal for SPRING CREEK RANCH PDP, TYPE I (TAFT AND
HULL), and we offer the following comments:
ISSUES:
Department: Engineering Issue Contact: Susan Joy
Topic: General
Number: 28 Created: 4/5/2005
[5/24/05] [4/5/05] See Appendix E6 for scanning requirements.
Number: 87 Created: 5/24/2005
[5/24/05] 5' sidewalks are required along minor collector streets. The portion of the
sidewalk in the ultimate alignment along Hull must be 5'. The portion of the sidewalk along
the interim Hull must be 4.5'.
Number: 89 Created: 5/25/2005
[5/25/05] Lot 78 may not have access off Creekview. The driveway must come off Trailway
Drive. Please label as such on the utility, site, and plat. This will also be added into the
development agreement.
Number: 90 Created: 5/25/2005
[5/25/05] Please see redlines for other comments. Please coordinate the comments under
the various sections so that all plan sets present the same information.
Number: 91 Created: 5/25/2005
[5/25/05] Detailed comments to follow in Final Compliance.
Topic: Grading
Number: 81 Created: 5/24/2005
[5/24/05] Retaining walls are shown and labeled on the Site plan and are not shown on the
utility plans.
Topic: Irrigation Line
Number: 78 Created: 5/24/2005
[5/24/05] The private irrigation line needs to be in its own private easement and can not be
in the public utility easement. A portion of the line at the NE comer of Trailway and Hull is
shown within the public UE.
Topic: Landscape Plans
Number: 73 Created: 4/8/2005
[5/24/05] [4/8/05] Remove the contour lines.
Page 1