HomeMy WebLinkAboutSPRING CREEK RANCH - PDP - 14-05 - CORRESPONDENCE - (3)Number: 18 Created: 4/5/2005
[4/5/05] See site, landscape and utility plans for other comments.
Department: Zoning Issue Contact: Jenny Nuckols
Topic: Zoning
Number: 1 Created: 3/23/2005
[3/23/05] Please note which handicap spaces are to be van accessible. Also van
Access. Spaces need to be signed as such:
Number: 2 Created: 3/23/2005
[3/23/051 1 don't see any bicycle parking. Please show bike racks on the site plan
Number: 3 Created: 3/23/2005
[3/23/05] How will trash service be handled? I don't see any dumpsters/enclosures
called out on the plans. Will trash/recyclables be set out by the individuals. Please
either show dumpsters etc or add a note to General Notes addressing how services
will be handled.
Number: 4 Created: 3/23/2005
[3/23/05] There is a 54 space parking area right off Hull St. There is a sidewalk that
connects to the units on lots 1-8, but the sidewalk does not connect over to the
walkway around tract C - Open space area. Please add a connecting sidewalk from
the parking area to the open space area sidewalk.
Number: 5 Created: 3/23/2005
[3/23/05] Please be consistent on your HC ramp symbols where the sidewalk meets
road crossings. EX: Creekview Dr and Trailway Dr intersection.
Number: 6 Created: 3/23/2005
[3/23/05] The arrows pointing to the building envelopes are actually just pointing to
the middle of the units. Please clearly define and label the building envelopes.
Number: 7 Created: 3/23/2005
[3/23/05] Please show a more detailed "Landscape Detail" plan, calling out the
shrubs, perennial types and counts.
Number: 8 Created: 3/23/2005
[3/23/05] Please note the building height on the duplex elevations
Comment from Current Planning: Please show a higher level of buffering for the
Heffington property to the east.
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.
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pedestrians, unless an emergency vehicle is using it. This is an important
consideration since the high PED LOS ranking for this project requires unrestricted
connectivity for bikes/pedestrians to this destination.
Number: 57 Created: 4/6/2005
[4/6/05] Please show the sidewalk along the portion of Hull (east of Trailway) on the
utility plans. Also, please provide some detail as to how this will tie into the
proposed emergency/bke/ped access that will tie into the neighborhood to the east.
Thanks.
Department: Water Wastewater Issue Contact: Roger Buffington
Topic: Utility
Number: 51 Created: 4/6/2005
[4/6/05] Schedule a utility coordination meeting prior to starting these revisions.
There are potentially many conflicts to be resolved.
Department: Water Wastewater Issue Contact: Jeff Hill
Topic: Utility
Number: 12 Created: 4/5/2005
[4/5/05] The existing water main stub from Taft Hill into Hull street is a 12-inch. This
stub must be extend along Hull street until the point of curvature at which point it can
be reduced to an 8-inch main. Extend this main on the south side of Hull street.
Number: 13 Created: 4/5/2005
[4/5/05] A profile of the proposed sanitary sewer main will be required prior to
hearing.
Number: 14 Created: 4/5/2005
[4/5/05] Extend water mains and sanitary sewers to the property lines in Creekview
Drive.
Number: 15 Created: 4/5/2005
[4/5/05] Maintain 10 feet of separation between water/sewer mains and all storm
inlets.
Number: 16 Created: 4/5/2005
[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: 17 Created: 4/5/2005
[4/5/05] Provide a 15 foot tract of land between lots 2 and 3 for sanitary sewer main.
Include a 5 foot utility easement on both side of this tract of land. _ Place sanitary
sewer mains on the center line of drives and water 10 feet away. Provide off site
utility easement for the proposed sanitary sewer connection.
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9. Drainage Report: Add more description of the flood pla i ns/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
[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 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: 23 Created: 4/5/2005
[4/5/05] 1 agree with Zoning Staffs comment above (NO. 4). Please add a 6' wide
walkway from this parking space (is it 54 or 5-4 spaces?) to the walkway around the
open space. Thanks.
Number: 25 Created: 4/5/2005
[4/5/05] From my perspective the street plan and profiles for Trailway Dr and
Creekview Dr. look pretty good, but please add the crosswalks indicated on the site
plan to the utility plans.
Number: 27 Created: 4/5/2005
[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.
Number: 31 Created: 4/5/2005
[4/5/05] The sidewalk along that portion of Hull (that will become Swallow at some
point in the future) should have a 5' sidewalk from Trailway Dr. to Taft Hill Road.
This is the collector standard. Also, there is no sidewalk along Hull shown on the
overall utility plan (sheet 7) but is shown on the landscape plan. Please rectify.
Related question(s): How is the emergency access (as mentioned in the TIS, page
3) controlled? Will private vehicles be able to access this interim facility? Will it be
gated? Basically, I am asking if this will be for exclusive use by bicyclists and
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[4/8/05] Storm sewer should preferably be located in tracts and not lots. If a storm
sewer is to be located on a lot, no fences would have to be required and no trees
within 10 feet of centerline.
Number: 71 Created: 4/8/2005
[4/8/05] The detention pond sizing and release rate needs to take into account the
tailwater conditions of the Spring Creek floodplain. Timing of the two peaks may
show that the site pond is full before the peak of the floodplain.
Number: 75 Created: 4/8/2005
[4/8/05] The water quality volume portion of the detention pond (or the invert of the
detention pond) needs to be higher than the high water line for the 2-year flows of
the spring creek floodplain to avoid backwater into the site detention pond during the
2-year storm.
Topic: Floodplain
Number: 74 Created: 4/8/2005
[4/8/05] Susan Hayes - April 8, 2005
1. It appears the floodplain lines aren't quite right. Please verify the FEMA (100-
year floodplain and floodway, 500-year) and City (100-year floodplain and floodway)
boundaries are correct.
2. Show all floodplain boundaries (both FEMA and City) on both the Site Plan and
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. Make sure all legends include the FEMA and City floodplain information.
5. On the grading plan, include the cross-section lines and base flood elevation
(BFE) lines.
6. Potential Structures in Floodplain: If changes in the site layout result in any
structure in the floodplain, the floodplain regulations must be met. This includes no
basements and elevation of the lowest finished floor to 18 inches above the BFE. A
floodplain use permit is required for all structures in the floodplain. A completed and
approved Elevation Cert. is required prior to the release of a CO for any structure in
the floodplain. Garages are allowed, however they must be either elevated or
vented. (See attached check list to see what specific information has to be included
on the plans.)
7. Show all proposed grading for the bike -path and outlet pipe 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 than 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.
8. Add to general notes section that a No -Rise Certificate must be obtained prior
to the start of construction in the floodway and an as -built No -Rise Certificate must
be submitted with the site certification.
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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
[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 corner of Creekview Drive and Trailway Drive.
Number: 67 Created: 4/7/2005
[4/7/05] STREET NAMES:
Street names shall be verified and reviewed by County / City Planning Dept. prior to
being put in service. 1997 UFC 901.4.5
Department: Police Issue Contact: Joseph Gerdom
Topic: General
Number: 48 Created: 4/5/2005
[4/5/05] Lighting std. calls for min of 1.Ofc in parking and drive areas - especially
important at intersections where pedestrian and vehicle issues arise. Walkways
require min of 0.5fc.
Number: 49 Created: 4/5/2005
[4/5/05] Landscaping: The two sets of Austrian Pines on south side of Creekview
Drive need to be moved south - conflict with pedestrian/vehicle intersections. Avoid
locating plant materials that would screen ground floor entrances or windows.
Department: Stormwater Utility Issue Contact: Wes Lamarque
Topic: Drainage
Number: 68 Created: 4/8/2005
[4/8/05] The southern basins that drain to Hull Street and then east need to be
detained with water quality and not free release. Conveyance and drainage
easements need to be provided as well from the site to either Spring Creek or the
regional channel to the east.
Number: 69 Created: 4/8/2005
[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: 70
Created: 4/8/2005
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Number: 52 Created: 4/6/2005
[4/6/05] Ecological Characterization Study will be required with next submittal.
Submittal will not be accepted without a completed study.
Number: 53 Created: 4/6/2005
[4/6/05] NRD staff doesn't support encroachment in to the 100' Natural Habitat and
Feature Buffer Zone for Spring Creek.
Number: 54 Created: 4/6/2005
[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
[4/6/05] This project will need to comply with 3.4.1 (1)(1) and (2).
Number: 56 Created: 4/6/2005
[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 need 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.
Department: PFA Issue Contact: Michael Chavez
Topic: General
Number: 64 Created: 4/7/2005
[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
[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.
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Topic: Soils Report
Number: 72 Created: 4/8/2005
[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: Utility
Number: 37 Created: 4/5/2005
[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: 38 Created: 4/5/2005
[4/5/05] Remove "PDP" from the project title.
Number: 44 Created: 4/5/2005
[4/5/05] Please provide the access ramps and sidewalk shown on the Site plan.
Number: 46 Created: 4/5/2005
[4/5/05] Show existing features for a minimum of 150' of the property boundaries.
Department: Light & Power Issue Contact: Alan Rutz
Topic: Utility
Number: 9 Created: 4/5/2005
[4/5/05] Electric lines are installed between the curb and the sidewalk along public
streets. Electric facilities are not installed in rear lot areas. The majority of this
design does not fit these criteria.
Number: 10 Created: 4/5/2005
[4/5/05]Electric facilities may be installed in alleys, but only with proper clearances
between other underground utilities. If there is no curb a protected area must be
provided for transformers and vaults.
Number: 11 Created: 4/5/2005
[4/5/05] Light and Power will install streetlights along public roadways. Other site
lighting is not usually installed in the ROW. Please contact Light & Power if you plan
to install lighting in the ROW.
Department: Natural Resources Issue Contact: Doug Moore
Topic: General
Number: 24 Created: 4/5/2005
[4/5/05] Some existing trees are shown as being removed. Tim Buchanan needs to
be contacted to see if these trees can be removed and if so if mitigation will be
required. If tree mitigation is required please label the mitigated tree appropriately.
Mitigation trees are in addition to the standards landscaping required.
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Number: 58 Created: 4/6/2005
[4/6/05] The proposed driveways do not meet the standards set forth in Chapter 9 of
LCUASS. Chances are the utility coordination will change the overall layout and
those changes will either require a change to the product or fewer of whats
proposed. Those changes may change the driveway placement and eliminate this
comment.
Topic: Grading
Number: 40 Created: 4/5/2005
[4/5/05] Contours must extend a minimum of 50' offsite and proposed must tie into
existing.
Topic: Landscape Plans
Number: 73
[4/8/05] Remove the contour lines.
Topic: Plan and Profiles
Number: 43
[4/5/05] Need to dimension crosspans.
Collectors require 8' min.
Created: 4/8/2005
Created: 4/5/2005
Local streets require 6' crosspans and
Number: 45 Created: 4/5/2005
[4/5/05] Final compliance - station all driveways where vertical curb is used.
Topic: Plat
Number: 59
[4/6/05] From Technical Services
Created: 4/6/2005
Legal description is incomplete.
Number: 60 Created: 4/6/2005
[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
temp road if it does not fall within the existing row.
Number: 61 Created: 4/6/2005
[4/6/05] From Technical Services: Locate easements and show geometry.
Number: 62 Created: 4/6/2005
[4/6/05] Number lots consecutively 1-45 (better than blocks and lots).
Number: 63 Created: 4/6/2005
[4/6/05] From Technical Services: Many lots are not locatable.
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Number: 33 Created: 4/5/2005
[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: 34 Created: 4/5/2005
[4/5/05] An offsite 100' temporary cul-de-sac must be provided in order to pull
building permits for lots 1 and 2. If this is not desired, than no building permits for lot
1 and 2 can be issued until the property to the west develops and eliminates the
dead end condition.
Number: 35 Created: 4/5/2005
[4/5/05] A 15' radius is required for all high volume driveways accessing a local or
collector street. See LCUASS 8.2.9 for curb return radii requirements.
Number: 36 Created: 4/5/2005
[4/5/05] Please provide a sidewalk along the south side of the property for the entire
frontage.
Number: 39 Created: 4/5/2005
[4/5/05] Please provide a signature block for the ditch company on both the
landscape and utility plans. If they have an easement that you are vacating with this
plat, then they'll have to sign the plat as well.
Number: 42 Created: 4/5/2005
[4/5/05] See Doug Moore regarding tree buffer requirements and other natural
resource requirements.
Number: 47 Created: 4/5/2005
[4/5/05] High volume driveways must be a minimum of 150' from a local street
intersection. The driveway closest to Trailway Drive is proposed at only 120' and
will require a variance prepared in accordance with 1.9.4 of LCUASS.
Number: 50 Created: 4/5/2005
[4/5/05] Local street curb returns must be 20' radii.
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STAFF PROJECT REVIEW
Citvof Fort Collins
VF RIPLEY ASSOCIATES, INC Date: 04/12/2005
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: Erosion Control
Number: 41 Created: 4/5/2005
[4/5/05] See Bob Zakely for specific notes and requirements.
Topic: General
Number: 19 Created: 4/5/2005
[4/5/05] Street names do not match from plan set to plan set.
Number: 20 Created: 4/5/2005
[4/5/05] Will need a utility coordination meeting prior to your next submittal.
Sidewalks are shown over the gas and electric and there are numerous other
conflicts. Please call me at 221-6605 to schedule one.
Number: 21 Created: 4/5/2005
[4/5/05] All offsite grading will require a grading easement. All offsite utility work on
private property will require a utility and drainage easement. A letter of intent will be
required from the effected property owner prior to scheduling the public hearing.
The actual easements will have to provided during Final Compliance. Same applies
for the offsite row.
Number: 28 Created: 4/5/2005
[4/5/05] See Appendix E6 for scanning requirements.
Number: 29 Created: 4/5/2005
[4/5/05] How will these units be addressed? Has PFA seen this layout and agreed
to it? Do the sliding glass doors on the garage side meeting their emergency
access requirements? Please see PFA as soon as possible.
Number: 30 Created: 4/5/2005
[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: 32 Created: 4/5/2005
[4/5/05] The plan sets do not present the same information.
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